AGENDA ITEM: 8-B
STAFF REPORT
SAN CLEMENTE PLANNING COMMISSION
Date: February 05, 2025
PLANNER: Araceli Mejia, Assistant Planner
SUBJECT: Public Hearing Project (PHP) 24-346: Tentative Parcel Map 2018-137, 143 N. La Esperanza Subdivision, a request to consider the subdivision of a single-family residential lot into three lots.
The Planning Commission will also consider whether the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines §15315 (Class 15: Minor Land Divisions).
LOCATION: 143 North La Esperanza, APN: 057-095-01
ZONING/ GENERAL PLAN: Residential Low
REQUIRED FINDINGS
The following findings shall be made to approve the proposed project. The draft Resolution (Attachment 1) and analysis section of this report provide an assessment of the project’s compliance with these findings.
Tentative Parcel Map (TPM), SCMC 16.08.060 (C), to allow the subdivision of property into four or fewer parcels…
a. The site is physically suitable for this type of development. b. The site is physically suitable for the proposed density of the development. c. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably insure fish or wildlife or their habitat.
d. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.
e. The subdivision, with its provisions for any design and improvements, is consistent with the General Plan and any applicable specific plan. f. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or sue of property within the proposed subdivision.
Attachment 5
143 N. La Esperanza Subdivision Page 2
BACKGROUND
The site is a 21, 536 square foot lot within the Residential Low Density (RL) zoning district.
The rear of the property is adjacent to Interstate-5 (1-5) to the west and south. The site is adjacent to single-family residences. To the north, and vacant single-family residential lots to the east. The site slopes down from the street to I-5 Right-of-Way. There is a 14- foot-high block wall along the rear property line to absorb I-5 traffic noise. Figure 1 is an aerial photograph of the site. Applicant Justin Richmond, requests to subdivide the site into three parcels for sale. Municipal Code Section 16.04.015(H)(1) requires City Council approval of land subdivisions. The Planning Commission’s role is to review the proposed subdivision as an advisory body and forward a recommendation to the City Council. This site had been approved for a tentative parcel map on August 21, 2018, when the San Clemente City Council passed and adopted Resolution No. 18-49 to approve Tentative Parcel Map 2018-137 for 143 N. La Esperanza; however, the approval was considered null and void after 24 months given that no final parcel map was recorded.
Figure 1: Aerial View of Project Site
Development Management Team Meeting
The City's Development Management Team (DMT) reviewed the project and recommends approval with conditions included in Attachment 1, Exhibit A. 143 N. La Esperanza Subdivision Page 3
Noticing
Public notices were distributed and posted per City and State requirements. Staff has not received any public comments on this item to-date.
PROJECT DESCRIPTION
The Tentative Parcel Map is a request to subdivide the site into three single-family residential lots that are 6,074 square feet, 6,144 square feet, and 9,318 square feet. The subdivision is shown in Figure 2 below. Development plans are not proposed in conjunction with the subdivision so a Development Permit is not required. The subdivision would allow future development of a single-family residence on each lot with the approval of building and grading permits.
Figure 2: Tentative Parcel Map 2018-18, lot dimensions
PROJECT ANALYSIS
The parcel map complies with the subdivision standards for minimum lot size, minimum street frontage, minimum lot width, and maximum density. The project site may be developed in accordance with Zoning Ordinance standards without the need for variances or exceptions based on staff review of preliminary grading plans and conceptual development plans. In the future development of the proposed lots will be reviewed through the permitting process to ensure residences comply with zoning requirements for building setbacks, maximum height, lot coverage, parking and other criteria. 143 N. La Esperanza Subdivision Page 4
The project scope of work only includes the subdivision of land and not the any development of the land. At the time of development of any of the future vacant parcels, the buyer/owner will need to apply for a Development Permit pursuant to SCMC
17.16.100, Table 17.16.100—Review Process for Development Permit, developments on new parcels created from a subdivision of a property.
Development Standards
The project meets development standards for Residential Low (RL) zone and other requirements, as shown in Table 1.
Table 1 – Development Standards
Development
Standard Proposed
Complies
with
standards
Lot area, minimum 6,000 sq ft Lot 1: 6,074 sq ft
Lot 2: 6,144 sq ft
Lot 3: 9,318 sq ft
Yes
Yes
Yes
Lot frontage, 60 ft Lot 1: 129.98 ft
Lot 2: 73.05 ft
Lot 3: 237.91 ft
Yes
Yes
Yes
Lot width, minimum 60 ft Lot 1: 99.63 ft
Lot 2: 68.92 ft
Lot 3: 226.10 ft
Yes
Yes
Yes
Density, maximum 7.0 dwelling units/
net acre
1 unit/ lot at 6
units per net acre
Yes
Maximum number of units 1 dwelling unit/ lot 1 dwelling unit/ lot Yes Tentative Parcel Map
The subdivision meets required findings for Tentative Parcel Map approval. The tentative parcel map includes all the required contents according to SCMC 16.08.030 in order for the Development Management Team to properly review the project. While no development is proposed with this request, in the future the site may only be developed with single-family residences with a Development Permit application approved by the Planning Commission. The applicant of Tentative Parcel Map 2018-137 is not required to apply for a Development Permit at this time because the plans for new builds are only conceptual to show that the lots are buildable. Utilities and public services are available to serve the proposed parcels. Access to the sites can be provided in compliance with the City’s Engineering Technical Standards. Easements are proposed at the rear of the site 143 N. La Esperanza Subdivision Page 5
to ensure adequate access and space for drainage to the Interstate-5 sound wall. The future development of the subdivision will not restrict access to the easements.
GENERAL PLAN CONSISTENCY
The proposed subdivision is consistent with the Centennial General Plan. The project is limited to subdividing a property into three lots for future development of three singlefamily residences in the Residential Low Density (RL) land use designation. The intended use of RL designation is single-family residential, and proposed subdivision is consistent with this intent. The applicant has demonstrated that the sites can be developed in a manner consistent with all applicable provisions of the Municipal Code. Compliance with city standards will be verified before grading or construction commences.
Table 3 summarizes how the proposed use is consistent with applicable General Plan policies.
ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA). Staff recommends the Planning Commission determine the project is Categorically Exempt from CEQA pursuant to CEQA Guidelines Section 15 (Class 15: Minor Land Divisions) because the subdivision involves four or fewer parcels in an urbanized residential zoned area that: 1) conforms to the General Plan and zoning; 2) can be developed without variances or exceptions; 3) no subdivisions have occurred on the site within the previous two years; 4) the parcel has an average slope less than 20 percent; and 5) no CEQA exceptions apply.
The subdivision does not create new significant environmental impacts, change the significance of previously studied impacts, or result in need to add or change mitigation measures, beyond the impact analysis and mitigation in the certified Final Environmental Impact Report (FEIR) for the General Plan. Additionally, the subdivision does not have significant impacts specific to the site and surrounding area.
ALTERNATIVES;
The Planning Commission may take any of the following actions:
1. The Planning Commission can concur with staff and recommend City Council approval of the proposed project.
This is the recommended action. This action would result in the adoption of the attached Resolution PC25-002, forwarding a recommendation to the City Council to approve the project per required findings and Conditions of Approval. The Planning Commission can take this action if it determines the request meets all required findings shown in Attachment 1.
143 N. La Esperanza Subdivision Page 6
2. The Planning Commission, at its discretion, may recommend the City Council approve the proposed project with changes to the project’s design or conditions of approval.
This action would result in any modifications to the project or Conditions of Approval and forwarding a recommendation to the City Council to approve the project. This could involve changes to the conditions of approval identified in Attachment 1, Exhibit A.
3. The Planning Commission can recommend that the City Council deny the proposed project.
This action would result in forwarding a recommendation to the City Council to deny the project, requiring this item to be continued so staff can draft a new resolution. To take this action, the Planning Commission should cite reasons for not being able to meet required findings.
These actions may be appealed by the application to the City Council within ten days of the decision pursuant to San Clemente Municipal Code § 17.12.140 or be called up by the City Council for review and action.
RECOMMENDATION
Staff recommends that the Planning Commission:
1. Determine the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines Section 15 (Class 15: Minor Land Divisions); and
2. Adopt Resolution PC 25-002, recommending that the City Council approve PHP24-346, Tentative Parcel Map 18-137, subject to attached conditions of approval.
Attachments:
1. Resolution No. PC 25-002
Exhibit A - Conditions of Approval
Exhibit B - Tentative Parcel Map 18-137
2. Minutes from City Council Meeting of August 21, 2018 approving a similar application, which has since expired.