ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No:
Prepared by: Patsy Chow, Deputy Director/City Planner Meeting Date: February 22, 2022 Approved by:
John Conley, Director
Patrick Johnson, City Manager Agenda Location: Discussion SUBJECT: SMALL LOT RESIDENTIAL DEVELOPMENT REQUIREMENTS (P22-0018) RECOMMENDATION: Discuss draft recommendations for small lot residential development requirements and provide direction to staff related to proposed regulations.
CORRELATION TO CITY COUNCIL GOALS: Relates to but does not directly support the following City Council goals: Continue to improve the image of the City.
PRIOR ACTION: None.
PRIOR PLANNING COMMISSION ACTION: None.
STATEMENT ON THE SUBJECT: In recent years, Vista has seen significant interest in small lot single- family residential developments as another way to promote homeownership and owner-occupied housing opportunities for individuals trying to buy a home in Vista. Because the City’s Development Code does not currently allow for small single-family lots (i.e., lots that are less than 6,000 square feet), most developers pursuing small lot residential projects have instead developed detached owner- occupied condominium units with common underlying ownership under a condominium map structure.
In an effort to allow for individual ownership of single-family lots and accommodate detached single- family homes at comparable densities, staff is recommending consideration of new small lot residential development requirements.
Before developing draft recommendations, staff researched several cities in the region that currently have regulations in place to address small single-family lots in a subdivision setting. Based on staff research, the following draft recommendations for small lot development regulations were developed.
Proposed Draft Recommendations. Staff’s draft recommendations are summarized below and provided in their entirety in Exhibit 1.
R-1-B and R-M (up to 15 dwelling units/acre) residential zones: Staff recommends new small lot residential development requirements apply only within the R-1-B and R-M zones (up to a density of 15 dwelling units per acre), where the small lot development pattern most closely resembles the existing zoning requirements within these zones.
AGENDA
REPORT
CITY COUNCIL
COMMUNITY DEVELOPMENT COMMISSION
SUCCESSOR AGENCY
BUENA SANITATION DISTRICT
JOINT POWERS FINANCING AUTHORITY
D1
02/22/2022 D1 1 of 7
Discussed draft recommendations for small lot residential development requirements and provided direction to staff related to proposed regulations.
MEETING DATE: FEBRUARY 22, 2022 PAGE 2
SUBJECT: SMALL LOT RESIDENTIAL DEVELOPMENT REQUIREMENTS (P22-0018) Staff does not recommend introducing small lot subdivisions in lower density zones and/or semi-rural and rural neighborhoods where the small lot pattern would not be consistent with surrounding large lot developments. Conversely, it is not recommended to introduce small lot developments in higher density zones (above 15 dwelling units per acre) as this could adversely impact the opportunities for higher density housing per the City's Housing Element.
Requirements for Small Lot Development: Ensure that standards, such as a minimum lot size of 3,600 square feet and a lot width of 45 feet are met (minimum lot width of 20 feet in a cul-de-sac). Sidewalks and landscaped parkways would be required on both sides of the street with minimum 6-foot-wide landscaped parkways. On-street parking would be required on both sides of the street, whether a public or private street. Common and private open space requirements would apply. Other standards would include treatment for walls and fences, landscaping requirements and storage space for each unit.
Development Standards: These include setback requirements, building height, and utility provisions.
Proposed front yard setbacks are 20 feet to the face of the garage and 10 feet to the remainder of the home, 5 feet on the sides and 10 feet in the rear yard. The proposed building height is two stories or 35 feet, whichever is lowest, consistent with all other single-family zones' height requirements. In addition, all overhead utilities on the project site are required to be placed underground.
Process: Small lot development projects shall be processed and reviewed via submittal of a Tentative Parcel Map or Tentative Subdivision Map along with a Site Development Plan application. These applications would be reviewed by the Planning Commission and would be appealable to the City Council, consistent with all other major subdivision applications. Applicable fees would apply at the time of submittal to the City. If a zone change or General Plan amendment are requested by the applicant along with a small lot development application, the project would require final review by the City Council following a recommendation from the Planning Commission.
Next Steps. Staff is seeking direction from the City Council on the draft requirements for small lot residential development requirements. Following direction from City Council, staff will prepare final draft recommendations for formal review by the Planning Commission and City Council.
FISCAL IMPACT: There is no direct fiscal impact associated with the staff recommendation.
EXHIBITS:
1. Draft Small Lot Residential Development Requirements 02/22/2022 D 1 2 of 7
ORDINANCE NO. 2022 -
AN ORDINANCE OF THE CITY COUNCIL OF THE
CHARTERED CITY OF VISTA, CALIFORNIA, ADDING
CHAPTER 18.33 OF THE DEVELOPMENT CODE
REGARDING SMALL LOT RESIDENTIAL DEVELOPMENT
REQUIREMENTS
Pursuant to Article 11, Section 7 of the California Constitution, the City Council of the chartered City of Vista does ordain as follows:
SECTION 1. The City Council finds and declares that:
A. The City intends to add Chapter 18.33 of the Vista Development Code to establish certain small lot subdivision requirements for creation of fee simple owned lots.
B. The Development Code addition of new requirements would not conflict with the goals and policies in the General Plan.
C. The provisions set forth below further the goals and policies of the General Plan and promote the health, safety and welfare of the City.
SECTION 2. Chapter 18.33, Small Lot Residential Development Requirements, shall be added in the manner described below:
Sections:
18.33.010 Purpose of Provisions
18.33.020 Definitions
18.33.030 Zones
18.33.040 Requirements for a Small Lot Development
18.33.050 Front Yards
18.33.060 Side Yards
18.33.070 Rear Yards
18.33.080 Building Height
18.33.090 Utilities
18.33.100 Process
EXHIBIT 1
02/22/2022 D 1 3 of 7
Section 18.33.010 Purpose of Provisions
The purpose of this chapter is to establish a reasonable and uniform regulatory framework for the subdivision of land into small lots. Small lot subdivisions are intended to provide an alternative to the traditional single- family subdivision, thereby increasing options for fee simple homeownership opportunities.
Section 18.33.020 Definitions
"Development site" shall mean the total land area of a small lot subdivision project after all required dedications for public improvements. "Interior lot line" shall mean all lot lines created within the development site for the purpose of subdividing and creating small lots. "Small Lot" shall mean a parcel of land created through a small lot subdivision for the purpose of developing it with a single-family residence. "Small Lot Subdivision" shall mean a residential development containing detached single-family residences on land that is subdivided into fee simple parcels containing each unit.
Section 18.33.030 Zones
Small lot subdivision is only permitted in the following zones: R-1-B and R-M (up to a density of 15 dwelling units per acre).
Section 18.33.040 Requirements for a Small Lot Development A small lot subdivision shall be permitted provided all of the following standards are met:
A. Minimum Lot Area: 3,600 square feet
B. Minimum Lot Width: 45 feet
C. Minimum Lot Width in a Cul-de-sac: 20 feet
D. Sidewalks and landscaped parkways are required on both sides of the street with minimum 6-foot-wide landscaped parkways.
E. On-street parking shall be provided on both sides of the street, whether a public or private street.
F. Curb to curb street width shall be a minimum of 40 feet to accommodate on-street parking on both sides of the street. 02/22/2022 D 1 4 of 7
G. Common Open Space: 200 square feet per unit combined into one area or divided between a maximum of two areas on the project site.
H. Private Open Space: 200 square feet per unit with a minimum 10-foot dimension. Stormwater basins cannot be counted towards meeting the open space requirements, whether common or private open space requirements.
I. Driveways: straight-in access from a private street or public street to a garage shall be at least 19 feet long, as measured from the ultimate public or private right-of-way.
J. Parking: 5 spaces per unit, including two guest parking spaces on the driveway.
K. Private streets shall meet or exceed the private street design standards of Chapter 16.57 of Vista Development Code, unless stated otherwise in this chapter.
L. Walls and fences: decorative block walls are required along the perimeter of the project; however, use of wrought iron elements may be approved where appropriate to enhance views.
M. Landscaping: provide 24-inch box street trees, landscaped parkways, and slope erosion control/planting per Landscape Manual requirements.
N. Storage: provide minimum 160 cubic feet enclosable storage cabinet for each dwelling unit, this can be placed in the garage.
O. If conflicts exist between above standards and other parts of the Development Code, all of the above standards will take precedence.
Section 18.33.050 Front Yards
The single-family residence shall maintain a front setback of 20 feet from the ultimate street line or driveway line to the face of garage, and 10 feet from the ultimate street line or driveway line to the remainder of the residential unit. Deviations from the above requirements may be permitted by the Planning Commission subject to their approval of a site development plan at a noticed public hearing. However, in no case shall a reduction of front yard setback of more than 2 feet be permitted.
Section 18.33.060 Side Yards
The residential unit shall maintain a side yard on each side of the lot or building, and each side yard shall be not less than 5 feet in width. No encroachments into the required side yards shall be permitted. In the case of a corner lot where the side yard is facing a street (public or private), such side yard shall be not less than 10 feet in width.
02/22/2022 D 1 5 of 7
Section 18.33.070 Rear Yards
The residential unit shall maintain a rear yard of not less than 10 feet in width. No encroachments into the required rear yard shall be permitted.
Section 18.33.080 Building Height
The maximum building height shall be 35 feet or two stories, whichever is lowest.
Section 18.33.090 Utilities
A. Unless stricter provisions are required by other provisions of this title, all electrical and communication conduit and outdoor conductor service facilities shall be installed underground within the boundaries of any lot or building site for which a building permit for a single-family dwelling is requested.
B. No additional poles for such facilities may be installed to provide service for any such lot or building site, except for required replacement of poles which were installed before such date.
C. The owner of each such lot or building site shall make the necessary arrangements with each serving utility for the underground installation required hereby.
D. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts, and other facilities necessary and appurtenant to such underground utilities and the adjacent street lighting system may be placed above ground.
Section 18.33.100 Process
A. Small lot development shall be processed and reviewed via submittal of a Tentative Parcel Map or Tentative Subdivision Map along with a Site Development Plan application for review and decision by the Planning Commission. Applicable fees will apply at the time of submittal to the City.
B. All applicable planning application permits shall be processed concurrently for review and approval by the Planning Commission and appealable to the City Council unless the project is required to obtain final approval from City Council due to general plan amendment or zone change application.
02/22/2022 D 1 6 of 7
SECTION 3. If any word, sentence, paragraph, or other portion of this ordinance is deemed to be invalid or unenforceable for any reason by a court of competent jurisdiction, the City Council declares its intent that all remaining words, sentences, paragraphs or portions of the ordinance not held to be invalid or unenforceable shall remain in full force and effect, and shall, be so construed, as if the original ordinance did not contain the invalid or unenforceable language.
SECTION 4. This Ordinance shall be effective on the thirty-first day following the date of its adoption. The City Clerk is authorized and directed to publish a copy in the manner provided by law.
INTRODUCED AND ADOPTED at a meeting of the City Council held on 2022 by the following vote:
AYES:
NOES:
ABSTAIN:
JUDY RITTER, Mayor
APPROVED AS TO FORM: ATTEST:
Darold Pieper, City Attorney Kathy Valdez, City Clerk By: By:
02/22/2022 D 1 7 of 7