HomeMy WebLinkAbout1979-07-11; Planning Commission; ; APPROVAL OF A PANHANDLE LOT IN A MINOR SUBDIVISION AS REQUIRED IN SECTION 21.10.080(B)-
STAFF REPORT
DATE: July 11, 1979
TO: Planning Commission
FROM: Planning Department
RE: MS-398
APPLICANT: Burton
REQUEST: APPROVAL OF A PANHANDLE LOT IN A MINOR SUBDIVISION
AS REQUIRED IN SECTION 21.10.080(b)
BACKGROUND
Location and Description of Property
The subject property is a very level parcel on the north side
of Basswood Avenue at the northern terminus of Adams Avenue,
(1284 and 1284½ Basswood Avenue). There are two existing homes
on the property. The existing parcel has 234.45 feet of frontage
on Basswood Avenue and contains 30,932 square feet (.71 acres).
There is an existing driveway along the east property line pro-
viding access to the northernmost home.
Existing Zoning
Subject Property:
North:
South:
East:
West:
Existing Land Use
Subject Property:
North:
South:
East:
West:
R-1-7500
R-1-7500
R-1-7500
R-1-7500
R-1-7500
Single family residences
Single family residences
Single family residences
Single family residences
Single family residences
Environmental Impact Information
The subject project has been processed through environmental
review and is exempt according to Section 19.04.090(c) (iii and
iv). This section exempts parcel splits and panhandle lots in
R-1 zones in developed areas.
--General Plan Information
The Land Use Map of the General Plan designates this site as
RLM, Residential Low-Medium Density, which allows 0-4 du/acre.
The proposed project will result in a density of 2.8 dwelling
units per acre. Since no new building sites will be created,
this parcel split would have no immdediate impacts.
Public Facilities
There are two existing residences on this property. Both of
these homes have all necessary public facilities. Since
there will be no additional residences, the schools will not
be affected. The street in front of the parcel is unimproved.
All necessary improvements and dedications will be required
by the City Engineer as conditions of approval for the minor
subdivision.
Past History and Related Cases
MS-394, Morris, Planning Commission Resolution No. 1511.
On April 25, 1979, the Planning Commission approved a
panhandle lot in a two lot subdivision. This property is
located on the west side of Wilson Street between Forest and
Buena Vista Way. The concern with this panhandle was whether
it would preclude the development of a public street to
service other properties in the block. The lots on this
block are large and very deep. However, it is very unlikely
that such a street would ever be built. The panhandle lot
met all other requirements.
MS-392, Renn, Planning Commission Resolution No. 1502.
This minor subdivision with a panhandle lot was approved
on March 28, 1979. The property is a four lot subdivision
on an east facing slope on the west side of Adams Street,
south of Park Drive. The steep slopes on this property
created the need for unusual lot configurations which resulted
in one panhandle lot. The lot met the requirements of
Section 21.10.080.
Discussion
Section 21.10.080(a) requires every lot in the R-1-7500 zone
to have a minimum width of 60 feet with the exception of
panhandle lots. In certain circumstances the Planning
Commission may approve panhandle lots in minor subdivisions.
These circumstances are 1) that the property cannot be
served adequately by a public street without panhandle lots
due to unfavorable conditions resulting from unusal topography,
surrounding land development or lot configuration, and 2)
that the panhandle lot will not preclude or adversely affect
the ability to provide full public street access to other
properties in the same block. If a minor subdivision
• 2
--
with a panhandle lot is approved, it must meet certain
requirements dealing with the size and development of the
panhandle lot. The subject property currently has 234.45
feet of frontage on Basswood Avenue. Since the lot is flat
and surrounded by single-family development, there are no
outstanding complications resulting from surrounding development
or topography. The existing lot is 234 feet wide and 210
feet deep. The westernmost property line extends northwest
from Basswood, resulting in a lot which is narrower at the
rear than at the front. The panhandle lot is being used to
split the existing lot creating one lot for each residence
and leaving sufficient area in Parcel 1 to allow for a
future split. Parcel 1 could not be split until sewer
capacity becomes available.
Future split of Parcel 1 into two lots would be in conformance
with the zone, R-1-7500. There is sufficient lot area,
20,209.7 square feet, and street frontage, 199.45 feet, to
create two 7500 square foot lots. Such a lot split would
result in a density of 4.2 du/acre. Although the General
Plan specifies 0-4 du/acre, it also allows the density to
increase up to 25% more if the development is consistent
with the existing zoning and the goals and policies of the
General Plan. Allowing for this future split, there is no
feasible alternative to the proposed lot configuration.
This configuration, including the panhandle, is needed to
allow creation of 3 lots with adequate land area and retain
the two existing residences. --
The creation of a panhandle lot will not adversely affect or
preclude public street access to other properties in the
same block. The subject property is located at the narrow
end of a large triangular block. No future streets are
planned for the interior of this block. This block is not
in need of improved interior circulation. Most other properties
in the block are smaller and will not need additional cir-
culation.
The Planning Commission must also make determinations identifying
the buildable portion of the lot and the front, rear and
side property lines. The buildable portion is the entire
lot exclusive of any portion less than 35 feet in width that
is used for access. The access area is 128 feet long, measured
from the southeasternmost corner of the lot as shown on
Exhibit A. The remainder of Parcel 2, north of this access
area, is the buildable portion of the lot. The front property
line of Parcel 2 is that line extending east-west and separating
Parcels 1 and 2.
If approved, the panhandle lot must meet the requirements of
Section 21.10.080(d)(l-9). Numbers 1-4 are discussed below;
5-9 would be required as conditions of approval .
. 3
--1) The buildable portion of the lot shall be at least
8,000 sqaare feet.
The buildable portion of this lot is 8,086 square
feet.
2) The lot shall be at least 60 feet wide measured at
the front setback line.
The panhandle lot is 90 feet wide at the front
setback line. Parcel 1 is 199.45 feet wide.
3) The yard requirements for the R-1 zone shall be
met as required for interior lots.
The existing residences meet or exceed all required
yards. The required yards are 20 feet for the
front yard, a maximum of 10 feet for the side yard
and 20 feet for the rear yard.
4) The panhandle shall be less than 150 feet long and
shall be at least 20 feet wide.
The panhandle is 128 feet long and 20 feet wide.
The remaining requirements deal with standards of development
and, if the panhandle is approved, would be required as
conditions of approval.
RECOMMENDATION
Staff recommends approval of the panhandle in MS-398 based
on the following findings and subject to the following
conditions:
Findings
1) The property cannot be served adequately with a public
street without panhandle lots due to unfavorable con-
ditions resulting from unusual lot configuration.
There is no other way to fully develop this parcel,
when sewer becomes available, with any other lot configuration.
2) Subdivision with panhandle lots will not preclude or
adversely affect the ability to provide full public
street access to other properties within the same block
of the subject property since other properties in the
block are presently serviced and no streets are planned
for this block.
31 MS-398 is consistent with the General Plan since the
density of this lot split will be 2.8 du/acre and the
future split will be within the density allowed by the
Land Use Element of the General Plan.
4) This project is exempt from environmental review according
to Section 19. 04. 090 (c) (4) (iii) (iv), which exempts
parcel splits and panhandle lot determinations in R-1
zones in developed areas.
• 4
--5) This project meets all the requirements of the Public
Facilities Ordinances & Regulations since no new building
sites will be created. The existing units have all
necessary facilities.
6) The buildable portion of the lot is that portion of the
lot north of the 35 foot long line as shown on Exhibit
A, dated June 4, 1979. This area is 8086 square feet.
7) The front property line of Parcel 2 is that line running
east to west and separating Parcels 1 and 2.
Conditions
1) The panhandle lot in MS-398 is approved as shown on
Exhibit A, dated June 4, 1979, on file in the Planning
Department.
2) Both parcels 1 and 2 will use the panhandle for access.
The following conditions are required by Section 21.10.080(d).
3) An improved driveway shall be provided within the
access portion of the lot from the public street or
public easement to the parking area on the buildable
lot at least twenty feet wide when serving more than
one lot. The minimum overhead clearance shall be ten
feet. The driveway shall be constructed to accommodate
public service vehicles with a minimum of two inch
thick asphalt concrete paving on proper base with
rolled edges.
4) Drainage from the lot shall be channeled down the
private access to a public street or special drainage
means must be provided to the satisfaction of the City
Engineer.
5} The panhandle lot shall have three nontandem parking
spaces with an approach not less than twenty-four feet
in length with proper turnaround space to permit complete
turnaround for forward access to the street. The
parking and access arrangement shall be designed to the
satisfaction of the City Engineer.
6) Structures permitted in the access portion of the lot
shall be limted to mailboxes, fences, trash enclosures,
landscape containers and nameplates. Except for mailboxes,
the structures shall not be greater than forty-two
inches in height if located within twenty feet of the
street property line or greater than six feet in height
beyond this point.
7) The property owner of the panhandle lot shall agree to
hold the City or any other public service agency harmless
from liability for any damage to the driveway when
being used to perform a public service.
EXHIBIT: Tentative Parcel Map, Exhibit A, dated June 4, 1979.
KL/ar .5
•,:
I :..~~-------"'----------1--------------------------
1
-----------------
Ciry of Carl~bud
· P/ai~ning eo,;,r~is~ion .
/Caso NofiJS_37S
/ [::h:bil No .... :/J... ........... .
1 o., ,, le _ ,_ ,f-.'2..')_
CITY 0~ CARLS8/\D
/\ -· I
' I
" 'I
.. .. . . . ,
\ J
,·. ' ,•. ,,
(! I
1/ I
I
1
·-' I i , .
-·. \
\ ; . ,
\
/ /
/
,
! , : •
. ,
,
I .... ,. ,
,-;'.:\
• ' , , . ,_ \
/
/
:r:•
/
/
/
I) tJ ..
' ..
,
.. ,,
, ' .
.-
' ,,
,-
/
/
\
', ,,
--\
'-'2),
·,:::,\
"
\
;, : • ✓(
l✓ C) ""
-----------
••
\
\
\
.SC1 Lt:
/,,_ dO' -·r
1 c CE ss .E>·Js .E ,&,/ EN r
·o,,t;: BEN,VEF/r
-PARC.£L.S /~Z
',;-R.!i"ON ONLY.
-----·-------------------------------
--------------•-«~--------------------------
SHE£ i I or I SHEE,T
M(/\IOR S'Ol:JDIV/8/0N 1VO. -~-2.ffl_ 1
;_.:''
. ' " ' ..
NO
-GR,40l1VG.!_,,
rH c:: q_.-y[Y c Rflt? /l)IC ro . PE-~!:~;:7~
. _:v'//L'L. 8£ //'/' i:.'.c;JVN£C:T"(O/'✓ •V?rh' T//$ ~y
OF cvRB 1 ,:;·u_rrt:R-1 /F ;:::s:au1R£t1 .
.. -POl?POS;ff: ·_:-;-.;.........~~---.-, .. ~---'7:
7'0 £,5TA/ilZ,/Sf-l $£.P/12/1T£ PARCeLS /;0/'_-t EACH Or /f~p., J:";U6AT/1y(;'-:·H'RrY($,f; .... IVO)/Vc"}-1/. iJ't/lL._£)/,,i)q ,. $/t-~.s
Wit.Cf:-· sc·•C-c,e•'jj;,iri:.'Ll'-BY. r))js MI/VORf. 'iltiBO/ VI.$/ b.iV. ' . ' . ", :," ' ' . "" ' ' ' ' ' . . _. ' '' . .' ' . .
!el?£' p A REI)
-BR/,4/v G,-v//)--1, £NG"IN£~ ~;, 15-.rc.
;z.: /J; .si;,r TE s'r R££r
CARJ..!:/BA0.1CA .9POtJa
PI/CJNE. 7/,;l ~ 72.9-<!?.981
Y t~I ,,/:~
£ 8-r.YAN 'SMIT/✓ ;;-.c,s-L38t7 ·
·-~ .
'c <' . ;_,.
5-i{5~7~
.OAT£"--
. ;•\
,,