MEETING DATE: November 18, 2021
APPLICATION NUMBER: SDJ-18-103
STAFF RECOMMENDATION:
Adopt Resolution No. 1574 recommending City Council approval of the BMW Homesites Development Tentative Subdivision Map.
Project InFORMATION
Applicant
Mark Webb
Property Owner
Edward A. Machado
Property Address and APN
531 South Sequoia Avenue, APN: 219-280-32
539 South Sequoia Avenue, APN: 219-280-34
General Plan Designation
LDR Low Density Residential
Zoning District Designation:
R-1 One-Family Dwelling
Existing Uses:
Two single family homes
Proposed Use:
Four new single family homes and two existing homes
Parcel Size
0.89 acres
Adjacent Uses:
North: Single Family Residential
South: Yosemite Avenue and Commercial uses
East: Single Family Residential
West: Airport Way and Commercial and Residential uses Project Description
This Tentative Subdivision Map is for the creation of eight lots for an infill subdivision on a .89-acre lot. The eight parcels will include six single family lots (four new homes and two existing homes), a storm basin lot, and one access easement lot (Figure 1).
Figure 1: BMW Subdivision Lot Layout
PROJECT LOCATION AND SITE DESCRIPTION
The project is located mid-block between Wilson Lane and West Lupton Street on Sequoia Avenue at 531 and 539 Sequoia Avenue (APNs: 219-280-32 and 219-280-34). The site currently has two existing single family homes located at the north east and south east corner of the site, with a vacant larger parcel behind these two homes (See Figure 2).
Figure 2: Project Site Location
ANALYSIS
The proposed Tentative Subdivision Map is analyzed with respect to conformance with:
Manteca General Plan
Manteca Zoning Ordinance
Manteca Climate Action Plan
California Environmental Quality Act (CEQA)
Manteca General Plan
The City’s General Plan Land Use Element designation for the site is Low Density Residential (LDR) which allows for substantial flexibility in selecting dwelling unit types and parcel configurations to suit site conditions and housing needs (See Figure 3). The allowed density within the City’s LDR designation is 2.1 to 8 dwelling units per acre. The six homes create a density of 6.7 dwelling units per acre and is therefore consistent with the density requirement. The lot configuration is also consistent with the intent of this land use designation.
Figure 3: General Plan Land Use Designation
In addition to conforming to the GC land use designation density and use, the project conforms to the following General Plan goals and policies:
Housing Element Policy H-P-25: The City will consider new housing construction methods and dwelling unit types that encourage affordability through innovative design such as small lot subdivisions and second units.
Analysis: The proposed BMW Subdivision is a small lot subdivision with a unique configuration that helps maximize the development potential of an underutilized, odd shaped lot. The creation of this subdivision provides more housing units for the City and more units than what would typically be considered due to the smaller lot configuration.
Land Use Element Goal LU-8: Reinforce strong urban deisn, quality development and a compact city form.
Analysis: The proposed subdivision is an infill site that is surrounded by existing residential homes. The configuration of the site allows for the expansion of the City’s housing stock without having to sprawl into new areas of the City.
Circulation Element C-P-14: The City may allow development of private streets in new residential projects that demonstrate the ability to facilitate police patrol, emergency access, and solid waste collection as well as fund on-going maintenance.
Analysis: The proposed hammer head and private street will provide access to the site that is safe and efficient for both fire and police protection, and solid waste collection. The maintenance of this road will be funded through a small HOA for the six homes.
Manteca Zoning Ordinance
Zoning and Development Standards
The proposed subdivision is in the R-1 One-Family Zoning District. The R-1 zone allows detached dwelling units and the development of small lot subdivisions. Section 17.26.040 identifies development standards for small-lot single-family subdivisions. The BMW Subdivision will adhere to all of these standard.
Tentative Subdivision Map Findings:
The subdivision of land is governed by the Subdivision Map Act and Title 16 of the Manteca Municipal Code. The Planning Commission may recommend approval for a Tentative Subdivision Map if the Subdivision Map Act findings from Section 66474 of the Map Act can’t be made, in addition to the four findings in Chapter 16.09.040 of the Municipal Code. The Subdivision Map Act findings and the additional findings in Chapter 16.09.040 of the Municipal Code are discussed below:
Subdivision Map Act (66474): A legislative body of a city or county shall deny approval of a tentative map, if it makes any of the following findings:
That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
Analysis: This project is consistent with the General Plan for the LDR land use designation as discussed above. The subdivision meets the density requirements of LDR with a density calculation of 6.74 dwelling units per acre. This project is not a part of a Specific Plan.
That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
Analysis: The project’s subdivision design complies with the intent of the General Plan to allow flexible design and layouts for single-family subdivisions so as to encourage housing and in-fill development. This project is not part of a Specific Plan.
That the site is not physically suitable for the type of development.
Analysis: The site is physically suitable for this type of development. It is relatively flat with no physical impediments or restrictive easements. Road infrastructure and services are already available at this site, making it a suitable for this type of development.
That the site is not physically suitable for the proposed density of development.
Analysis: This project meets the density requirements at 6.74 dwelling units per acre and all other public and private infrastructure to facilitate the livability of the subdivision will be constructed on site.
That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Analysis: The design of this project will not cause environmental damage or substantially and avoidably injure fish or wildlife or their habitat, as this project is in the ‘Urban’ designated habitat zone.
That the design of the subdivision or type of improvements is likely to cause serious public health problems.
Analysis: As approved and conditioned, the design of this project is not expected to cause serious health problems. This development will be required to comply with all standards, including performance standards, and regulations pertaining to health and safety.
That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
Analysis: This site has been found to have no conflicting easements on site.
Manteca Municipal Code Section 16.09.040: In addition to the requirements governing approval of the tentative map set forth in the Subdivision Map Act, the following considerations and findings shall be made:
Subject to the provisions of the California Environmental Quality Act of 1970, the State CEQA Guidelines, the City Council shall review and consider any applicable environmental documents.
Analysis: This project is determined to not be subject to the requirements of the California Environmental Quality Act (CEQA) per Section 15332, In-Fill Development Projects. This exemption applies to projects characterized as in-fill development in which the project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with the applicable zoning designation and regulations. The project is located on a site less than five acres (3.14 acres). It is designated as ‘Urban’ habitat zone, and is not expected to have value as a habitat for endangered, rare, or threatened species, but will still comply with requirements from the SJCOG Habitat Conservation and is subject to a habitat survey prior to building permit issuance. This project will also comply with all requirements from the San Joaquin Valley Air Pollution Control District prior to building permit issuance, and this site can be adequately served by all utilities and public services. This project underwent a traffic analysis and found that this project will have a less-than-significant impact on traffic.
In reaching a decision upon the tentative subdivision map, the City Council shall consider the effect of that decision on the housing needs of the region and balance these needs against the public service needs of its residences and available fiscal and environmental resources.
Analysis: The proposed project will provide the opportunity to create additional housing in the City on an underutilized parcel. The subdivided parcel will promote the development of 4 new homes on an underutilized lot, providing variation in the types of housing available in Manteca. The site is located within City limits in an established neighborhood, where all utilities and City services are already located. Goal H-2 of the 2016 Housing Element Update states that infill residential development is listed as one type of development that the City will promote as a way to provide additional housing within City limits, without expanding the City’s physical boundaries. This project is exactly the type of project that this policy is referring to in that more housing is being provided for the Manteca community without negatively impacting the health, safety, and welfare of existing residents or straining existing city services. The project will not have a negative effect on the housing needs of the region and staff analysis has balanced the regional housing needs against the public service needs of its residents and available fiscal and environmental resources.
In reaching a decision upon the tentative subdivision map, the City Council shall consider the design of the subdivision as it provides for future passive and natural heating or cooling opportunities in the subdivision, as required by Government Code Section 66473.1.
Analysis: Four of the six lots (66.67%) have a west east orientation, which will facilitate dwellings to be optimally oriented to maximize passive and natural heating and cooling opportunities. South facing windows will be encouraged to act as solar collectors that bring heat into the house in winter. Ideally, for energy-conserving purposes, houses on an east- or west-facing lot should also be encouraged to have the long side facing south if possible. With the ridgeline oriented east west, this may mean that a narrow side of the house faces the street.
The tentative subdivision map may be approved or conditionally approved by the City Council if it finds that the proposed land division, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code.
Analysis: As discussed in this staff report, the project is consistent with the General Plan land use designation of LDR and supports many General Plan goals and policies. It is also consistent with the Zoning Code Requirements for R-1 zoning with a Planned Development Overlay to provide for the creativity to build a unique project with superior amenities.
CLIMATE ACTION PLAN CONFORMANCE:
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill AB32. The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development. The proposed Commercial Site Plan conforms to the following Climate Action Plan strategies:
Energy Efficient New Buildings: The City shall require developers to exceed Title 24 energy efficiency standards by at least 10%. The city recognizes that it many not be feasible for all buildings and structures to exceed Title 24 by this amount because of the form or function of the building. Projects that cannot meet the reduction level may provide solar panels or other non-building-related energy efficiency measures such as exterior lighting or water savings.
Analysis: The development of this infill Subdivision will be required to comply with all current building codes. In addition, the project will be required by the Building Division to exceed Title 24 energy efficiency standards by at least 10%.
CAP Strategies Pedestrian Oriented Development POD-2: The City shall require sidewalks and/or pedestrian paths in all residential projects. The sidewalks should be wide enough to allow side-by-side walking and room for passing to increase comfort and convenience for walkers (5 to 6 feet).
Analysis: The proposed project will have minimum five-foot wide sidewalks on Street A and along Sequoia Avenue, which will match the sidewalks in the surrounding community. These sidewalks provide new circulation in an area where there previously was not connectivity for pedestrians. However, since this is a small infill residential development, there is limited space to provide sidewalks to the new four homes and the existing homes along Street B will not have sidewalks.
ENVIRONMENTAL REVIEW
The project is determined categorically exempt from the requirements of California Environmental Quality Act (CEQA) per Article 19, 15332, Class 32, “In-Fill Development Projects” because this project is:
Consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations.
Analysis: As noted in the above sections, the proposed project is consistent with the City of Manteca General Plan, Zoning Ordinance and Climate Action Plan.
The proposed project occurs within city limits on a project site of no more than five acres.
Analysis: The proposed project is within the City Limits and the project site is .89 acres in total.
The project site has no value as habitat for endangered, rare, or threatened species.
Analysis: The largest portion of the project site has been vacant for several years and is surrounded by existing single family homes in an urban neighborhood. Two of the parcels are developed with single family homes and associated structures, so the land has no value for habitat or endangered species.
Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Analysis: The proposed development is small single-family infill development, which will have a minimal parking impact. The four new homes will not generate noise above a typical residence and will not exceed the noise performance standards of the zoning district. The four new homes will not create an air quality impact and will not impact water quality issues.
Report prepared by: Tendai Mtunga, Associate Planner Attachments:
Planning Commission Resolution No. 1574
1a. Exhibit A Tentative Map
1b. Exhibit B Conditions Of Approval
Reviewed by:
_________________________________________________ _____________ Lea C. Simvoulakis, Senior Planner Date _________________________________________________ _____________ Chris Erias, Development Services Department Director Date
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AGENDA REPORT