Placentia Cit Council
TO: CITY COUNCIL
VIA: CITY ADMINISTRATOR
FROM: DIRECTOR OF DEVELOPMENT SERVICES
DATE: SEPTEMBER 6, 2022
AGENDA REPORT
SUBJECT: TENTATIVE PARCEL MAP NO. TPM 2022-123 PERTAINING TO THE SUBDIVISION OF AN +1- 0.44 ACRE LOT INTO THREE PARCELS LOCATED AT 1451 EAST HOWARD PLACE WITHIN SP -7 (SPECIFIC PLAN 7)
FISCAL
IMPACT: APPROXIMATELY $23,646 OF TOTAL DEVELOPMENT IMPACT FEE REVENUE
PRIOR TO CONSTRUCTION OF THREE NEW SINGLE-FAMILY RESIDENCES SUMMARY:
At the Planning Commission meeting held July 12, 2022, the Planning Commission voted 4-1-1 (1 absent) to recommend approval of TPM 2022-123 to the City Council. TPM 2022-123 is a request to subdivide one existing parcel into three (3) parcels for property located at 1451 East Howard Place. In accordance with Placentia Municipal Code (PMC) Sections 22.80.060 and
22.80.070, the Planning Commission hereby submits a report of its findings and recommends approval of TPM 2022-123 to the City Council.
RECOMMENDATION:
It is recommended that the City Council take the following action:
Adopt Resolution R-2022-57, a Resolution of the City Council of the City of Placentia, California, adopting a categorical exemption pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000-21177 and §15000 et seq. of Title 14 of the California Code of Regulations) (CEQA) and Approving Tentative Parcel Map No. TPM 2022-123 pertaining to the subdivision of property located at 1451 East Howard Place (Assessor's Parcel Number 341-431-01) and making findings in support thereof.
BACKGROUND:
PMC Section 22.80.010(a) requires a Parcel Map for all subdivisions of four (4) or fewer parcels and PMC Section 22.80.060(c) requires that the Planning Commission take action to recommend to the City Council conditional approval or denial of the subdivision map. At the Planning Commission meeting held July 12, 2022, the Planning Commission voted 4-1-1, to recommend approval of TPM 2022-123 to the City Council.
1.h.
Sept. 6, 2022
City Council Agenda
September 6, 2022
DISCUSSION:
Subject Site and Surrounding Land Uses
The table below illustrates the site and surrounding existing land uses, General Plan Land Use designation, and Zoning:
Location
Subject Site
Existing Land
Use
Vacant
North, South, Single -Family
East, & West Residential
General Plan Land
Use Element
Designation
Specific Plan
Specific Plan
Zoning Map
Designation
SP -7 (Specific
Plan 7)
SP -7
Specific Plan
Land Use
Designation
Low Density
Residential
Low Density
Residential
The subject site is currently vacant, except for existing oil storage tanks onsite. The following table outlines the size of the individual subdivided parcels.
Parcel No.
1 2
3 Lot Size (square
feet)
Lot Size (acres)
6,259 sq. ft. .14 acres
6,372 sq. ft. .15 acres 6,000 sq. ft.
6,376 sq. ft. .15 acres 6,000 sq. ft.
Minimum Lot Size
Required in SP -7
(LDR Designation)
6,000 sq. ft.
Applicable Code Section — Placentia Municipal Code
Section 23.107.070 of the PMC sets forth development standards defining the minimum lot width, lot depth, and lot area for the Low Density Residential (LDR) districts in SP -7. The SP -7 LDR development standards require a minimum lot size of 6,000 square feet for all interior lots and a minimum width of 60 feet. The proposed subdivision meets the minimum and average lot size requirements as noted above.
The three proposed parcels however are 59 feet in width, which measures one foot under the minimum 60 feet width requirement for LDR lots in SP -7. PMC section 22.16.060 (c), which states, "The City Council may, upon recommendation from the Planning Commission, authorize deviations in lot size, setbacks, and minimum lot frontages and widths when, in its own opinion, said deviations are necessary to create said improved community. However, in no instance, shall there be densitygreater than that permitted by the General Plan." The proposed three parcels are each one foot below the requirement; however, staff recommends allowing this deviation due to the fact most surrounding parcels are also just under the minimum width (55.01', 54.10', 53.50, and 55'). The development of this vacant parcel will enhance the cohesiveness of the neighborhood and blend in with the development standards used for the tract. In addition, the deviation will maintain the allowable density and improve the neighborhood. The future homes
City Council Agenda
September 6, 2022
must comply with all SP -7 development standards whenever future applicant(s) submit development plans via the City's Site Plan Review (SPR) process.
The subdivision proposes three lots—Lot 1: 6,259 -square feet, with a street frontage of 65.21 feet, Lot 2: 6,372 -square feet, with a street frontage of 59.0 feet, and Lot 3: 6,376, with a street frontage of 59.0 feet. The proposed Tots are of a similar lot size to the lots surrounding the subject site.
Minimum Lot Size Minimum Lot Width 60'
6,000 square feet
Lot 1 6,259 square feet 59 feet
Lot 2 6,372 square feet 59 feet
Lot 3 6,376 square feet 59 feet
Surrounding Lots Minimum Lot Size Minimum Lot Width 60' 6,000 square feet
Lot 9 5,788.7 square feet 54.10 feet
Lot 20 6,432.77 square feet 59 feet
Lot 11 5,653.35 square feet 53.50 feet
ENVIRONMENTAL:
The proposed application was reviewed by Staff in accordance with the requirements of the California Environmental Quality Act (CEQA), Public Resources Code §§ 21000 et seq., the State CEQA Guidelines, 14 C.C.R. §§ 15000 et seq., and the Environmental Guidelines of the City of Placentia. As part of their actions taken on July 12, 2020, the Planning Commission recommended that the City Council find that TPM 2022-123 is exempt from CEQA pursuant to State CEQA Guidelines §15315 (Class 15 - Minor Land Divisions), as it applies to the division of property in urbanized areas zoned for residential use into four or fewer parcels, when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than twenty percent (20%). The proposed subdivision meets all criteria for this exemption, therefore Staff and the Planning Commission recommend adoption of a categorical exemption pursuant to §15315 (Class 15 - Minor Land Divisions).
CONCLUSION:
The proposed project is consistent with the City's General Plan and meets the minimum development standards of the PMC. Including the recommended conditions of approval, the
City Council Agenda
September 6, 2022
proposed subdivision located within the existing SP -7 District will be compatible with adjacent land uses and will not result in any adverse impacts to the surrounding area.
FISCAL IMPACT:
Pursuant to PMC Chapter 5.02 all new development is subject to Citywide Development Impact Fees. The proposed Tentative Parcel Map will result in three (3) additional lots that will be eligible for development. Based on the zoning designation, one single family residence can be developed on the resulting new lots of parcels 1, 2, and 3. The subsequent construction of three (3) new homes will result in approximately $23,646 of total Development Impact Fee revenue. It should be noted that future construction will also require payment of user fees such as building plan check and building permit fees.
Prepared • + Reviewed and approved:
Lesle Whitta : r
Asso late Plan er
Reviewed and approved:
I
Jennif6r Lampman
Director of Finance
Attachments:
1. Resolution No.
Attachment
2. TPM 2022-123
3. Vicinity/Zoning
Jo Oh M. Lambert
Director of Development Services
Reviewed and appro
Damien R. Arru
City Administrator
R-2020-57 Related to TPM 2022-123
A: Conditions of Approval for TPM 2022-123
Subdivision Map
Map