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Purpose
Convert ADU into Single Family Home and have enough bedrooms for each child.
APN 314-440-38 is currently entitled to a single-family dwelling and ADU. To convert the ADU into a single-family home the lot needs to be split. To split the lot, the average slope needs to be <15% (currently 16.5%). The boundary adjustment brings the average slope to 14.6% and sets up the rest of the process for success.
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There is No Rezoning, No Additional Density, No Additional Structures, and absolutely No Through-Street. This subdivision may be unique in this regard.
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Bullet Point Summary
1. A hiking trail of significant community importance will connect the neighborhood to Starridge park (Shown in Additional Comments). It will be blazed and maintained by the City of Poway, and will officially become part of the City of Poway's hiking trail system. a) An unofficial existing connection will be blocked by the Main Residence and we want to ensure the community has walking access to Starridge Park.
2. A 6+ acre open-space easement will be enacted to preserve endangered habitat for wildlife and a wet meadow on the parcel. (See Additional Comments) a) The open-space easement will fully encompass all the adjusted boundaries and hiking trail.
3. No development will take place outside of the proposed entitled structures. a) No development can reasonably take place elsewhere due to soil conditions.
4. The latest grading permit submission has accommodated the 5' expansion in two directions. See image above. This is currently entitled/permissible.
5. Structurally, the only difference will be a slightly bigger home. No other changes for the neighborhood whatsoever (lot lines are on paper).
a) In fact, the main home will be sized down substantially (60%) if a boundary adjustment/lot split is approved (reducing construction time and overall impact on the community).
6. Property/school tax generation for the city in perpetuity with no change in density.
City Comment 1: Rectangular Lots, 2/1 and 3/1 ratios
Response:
1. Unusual shaped lots are permitted when city council finds the unusual shaped lot to preserve unique topographic features, riparian woodland areas, and other areas of significant community importance as open space.
a. The 6+ acre open space easement will preserve the protected wet meadow (unique topographic feature/riparian woodland area), and endangered wildlife habitat.
b. We have collected 10+ signatures of the immediately affected neighbors in support of our efforts.
c. These same neighbors want Starridge hiking access, it is of significant community importance.
2. The current parcels do not conform to Goal 1. Policy B. 5. Subdivision Design of the General Plan. Neither is currently 2/1 or 3/1.
a. In fact, this brings the top lot closer to said conformation, and the future subdivided parcels will be of the rectangular nature.
City Comment 2: 17.08.160 Not all sections meet minimum lot width and depth of 110 feet and 150 feet respectively.
Response:
1. Both parcels resulting from the boundary adjustment will have dimensions of approximately 500' by 650' far exceeding these minimums.
2. The average width (east/west) is 356.9 ft. The average depth (north/south) is 485.3 ft,
3. The areas with lot widths and depths less than 110 and 150 feet respectively are all contained in the 6+ acre Open Space Easement (never to be developed).
4. Standard lot sizes in the municipal code are typically for new subdivisions so future homes can meet setbacks and have sufficient room around them. a. Irrelevant here because these sections will never be developed.
5. There is adequate space for building pads and required setbacks in the main sections of each parcel, and we are actively permitting in those locations. a. The purpose of this regulation is achieved in the main section of each parcel.
City Comment 3: Impaired access to the eastern portion of property.
Response:
1. The new hiking path will provide all the access needed to the eastern parts of the lot.
2. We are willing to compose an easement for permanent fire mitigation access.
Additional Comments
1. This is our third year in the permitting process. The geotechnical study we performed, as part of the grading effort, has confirmed that the existing locations of each structure are the only viable spots where homes can be placed. This is due to the history of the land, the soil composition, and the storm drainage from the uphill neighbors. It is unfeasible to grade elsewhere and beyond the boundaries of our current grading submission (technically feasible but cost prohibitive).
2. The unusual border will not interfere with any future development as there will be no changes in density on the parcels in the future.
a. They cannot not be further subdivided due to zoning (RR-A) and acreage (4-acre) limitations.
b. In fact, the original single-family dwelling will be reduced in size (60%} which will reduce impact and density. Our home will only grow slightly.
3. The Open Space Easement, which contains nearly all of the adjusted boundaries, will prevent any future development on the land and thus prevent any changes to density (see below).
a. Once the placement for the future southern parcel home is finalized, the Open Space Easement will be extended to preserve as much land on the southern lot as possible.
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4. This effort will only impact the neighborhood in positive any way. a. ~6 acre open space easement
b. Official City of Poway Hiking Trail Access to Starridge Park c. Permanent Property Tax for the City of Poway
5. The only structural change taking place are 5' expansions of two walls for the smaller home in the canyon.
a. This grading permit including the expanded ADU is entering the third round of review.
6. Sufficient Access
a. The full width of a two-lane street fits through the section connecting the Eastern section to Southern.
b. Fire mitigation on the 45% slopes is currently being accessed through Catawba and the Southern section. Nothing will change in this regard post-Boundary Adjustment.
7. Staff Quotes Govt. Code 66412 (d)
a. Staff Report P.3
b. City sites Govt. Code 66412 (d) requires parcels resulting from a lot line adjustment must conform to the General Plan, and this is a basis for denial. c. The General Plan allows flexibility for irregularly shaped lots -so it is in conformance and should be a basis. See exhibit below.
No Rezoning No Additional Density No Additional Structures No Through-Street.
Final Note
Thank you for your careful attention to this matter. While we understand this is a slightly unusual lot adjustment request, it has been thoroughly thought through and benefits the whole neighborhood and City of Poway in general.
Outside of the 500' neighbors, there are many Poway residents who hike East from Starridge Park.
The property tax collected from our address will accumulate in perpetuity and finance a variety of future City Projects and Services.
The vast majority of our land is being permanently preserved to maintain the neighborhood culture and habitat for endangered migratory bird species.
This is Boundary Adjustment will be for the benefit of the City of Poway.