To SRC meeting 10-20-11 Fianl Staff Report with attachments

COUNTY OF SACRAMENTO
CALIFORNIA
Control No.: PLNP2010-00087
Type: PMR
TO:
SUBDIVISION REVIEW COMMITTEE
FROM:
COMMUNITY PLANNING AND DEVELOPMENT DEPARTMENT
SUBJECT:
PRAGER TENTATIVE PARCEL MAP
CONTACT: Christopher Castorena, Planner II, 874-6141; [email protected]
PROJECT DESCRIPTION
ASSESSOR’S PARCEL NOS.: 126-0080-038, 039 and 034 (portion)
LOCATION:
The property is located at 12700 Meiss Road, at the intersection of Meiss
Road and Jackson Road, in the Cosumnes community. (Supervisor District 5:
Don Nottoli)
APPLICANT/OWNER:
ENGINEER:
Susan Westerberg Prager Trust
1330 Carroll Avenue
Los Angeles, CA 90026
Baker Williams Engineering Group
6020 Rutland Drive, #19
Carmichael, CA 95608
REQUEST:
A Tentative Parcel Map to divide approximately 4.97 acres into two
(2) lots on property zoned C-1(F) (Limited Commercial and Flood
Combining Zones).
ENVIRONMENTAL DOCUMENT: EXEMPT
PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
Overview:
The proposed project would allow the creation of 2 lots on 4.97 acres in the C-1(F) (Limited
Commercial and Flood Combining) zones located at 12700 Meiss Road, in the Sloughhouse
area, within the Cosumnes community.
Summary of Significant Issues:
No significant issues are associated with the request since no new development is proposed and
onsite historical structures will not be removed or modified as noted in the environmental
exemption and restricted by conditions of approval.
CPAC Recommendation:
The Cosumnes Community Planning Advisory Council (CPAC) met on July 28, 2010 and did
not make a recommendation. The Council had concerns with the original request for three
parcels (now modified to two (2) lots) because of floodplain and septic system issues. The
CPAC has reheard the revised application on September 28, 2011, at which time they
recommended APPROVAL of the 2-lot map. (See Attachment B-2).
Recommendations:
Staff is recommending APPROVAL of the proposed project.
I.
II.
III.
IV.
V.
Location Map
Project Analysis
Staff Recommendations
Attachments
Exhibits
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PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
I.
LOCATION MAP
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PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
II.
PROJECT ANALYSIS
A.
Adjacent Land Uses and Zoning:
Existing Land Use
Subject Property
North
South
East
West
Restaurant/small retail
Agriculture
Agriculture
Agriculture
Agriculture
Zoning and Community
Plan Designations
C-1(F)
AG-80
AG-20
AG-80
AG-20
B.
History/Background: County records dating back to 1961 indicate the parcel was
zoned C-1 (Limited Commercial Zone). The Flood Combining zone was adopted
and added to the parent zone in 1973 by SZC 73-73, ZMA 3146 as part of Zoning
Consistency hearings. In 2000 the Planning Department issued a Certificate of
Nonconforming Use (00-NCS-06130) for incidental dancing in the bar and
restaurant of the Sloughhouse Inn. The Sloughhouse Inn restaurant was established
in 1983. As a result of a Zoning Code Amendment requiring a use permit for
incidental dancing the use became nonconforming. A Boundary Line Adjustment
was approved on May 4, 2007 (07-BLS-0079) involving six (6) parcels in order to
reconfigure them into one C-1(F) parcel which includes the Sloughhouse Inn and the
retail commercial building. A portion of a split-zoned, AG-80/C-1(F) parcel (1260080-034) was added to the resultant C-1(F) parcel. Although the boundary line
adjustment was recorded at the County’s Recorder’s Office it was never mapped by
the Assessor’s Office.
C.
Project Description/Analysis: The owners request a parcel map to create 2 lots from
three parcels that total 4.97± acres in the C-1(F) and AG-80/C-1(F), the last a splitzoned parcel. The first two parcels in the C-1(F) do not comprise 4.97± acres as
depicted on the tentative parcel map. The Zoning Code requires that newly created
parcels in the C-1 zone contain a minimum of one acre if neither a public water
supply nor public sewerage facility is in use. In addition, a lot depth of 100 feet is
required if the lot or lots front a public street or highway in order to provide the
necessary setbacks and yards as required by the C-1 zone and sufficient depth to
provide a reasonable buildable area to serve the intended uses.
The proposed lots contain 2.49± acres and 2.48± acres in size, respectively. In
addition, the proposed lots meet the required lot depth requirement of 100 feet even
at its narrowest point on proposed Parcel 1. Since the site is already developed with
two commercial buildings, lot depth is not an issue. The Sloughhouse Inn and
restaurant and a commercial building occupy the site with a developed parking area
and driveway entrance on Jackson Road. The driveway width appears adequate and
there is adequate paved shoulder on Jackson Road for eastbound traffic to safely
enter the site. The State Department of Transportation did not submit comments.
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PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
The Certificate of Nonconforming Use issued in 2000 indicates that the Sloughhouse
Inn contains 3,000 square feet of building area, 224 seats and 58 parking spaces on a
lot then containing 10,000 square feet. The Zoning Code requires one parking space
for every seat, both fixed and movable. Additional seating capacity is available on
the outdoor deck for both dining and dancing if a use permit is secured in the future
for incidental dancing. Thus, to prevent the creation of a nonconforming parking use
as to parking, in the event the restaurant reopens in the near future, Planning staff
recommends shared parking between the lots. The Site Improvement and Permits
Section (SIPS) recommends the following condition be placed on the final map:
“Reciprocal access and parking between parcels shown here on shall be granted and
reserved prior to sale and/or reconveyance of said parcels.”
The Certificate of Nonconforming Use that was issued in 2000 for incidental
dancing is now null and void due to the closure of the restaurant for over 90 days per
Section 120-20(c) of the Zoning Code.
D.
III.
Consistency with General Plan: The C-1 zone is comparable to the Limited
Commercial (LC) zone and allows restaurants and other commercial uses.
Therefore, the map and the uses on the proposed parcels are consistent with the
General Plan.
STAFF RECOMMENDATIONS
The proposal is consistent with the Zoning Code and the General Plan. The owners have
revised the map from 3 lots to 2 lots in response to concerns of the Cosumnes CPAC,
surrounding neighbors and the Environmental Management Department with respect to
proper size and floodplain issues. For these reasons, staff recommends APPROVAL of
this request.
A.
B.
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Recommended Actions:
1.
Environmental Documentation: Recognize the EXEMPT status of the request
under Section 15061(b)(3).
2.
Tentative Parcel Map: APPROVE the map (Exhibit “1”) as requested, subject
to the findings listed in Section III.B and the conditions listed in Section III.C
of this report.
3.
Mitigation Monitoring and Reporting Program: None recommended.
Recommended Findings: The staff recommendations are based upon the following
considerations:
1.
The request is consistent with the County General Plan Map and Text in that
no policies conflict with the request.
2.
The proposed lots will conform to the Zoning Code as to size, frontage and
depth requirements.
3.
The proposed lots will be compatible with the surrounding agricultural area.
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PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
C.
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4.
Staff has identified no effects from the proposal which would result in a
significant detrimental impact on adjoining or neighboring properties if the
conditions, as recommended by staff, are adopted.
5.
All required findings as set forth in the State Map Act and the County Land
Development Ordinance can be made in the affirmative.
Recommended Conditions: Any approval of the Tentative Parcel Map should be
subject to the following conditions:
1.
The development approved by this action is for 2 lots in substantial compliance
with Exhibit “1”. Planning Division
2.
This action does not relieve the applicant of the obligation to comply with all
ordinances, statutes, regulations and procedures. Any required subsequent
procedural actions shall take place within 36 months of the date on which the
permit became effective or this action shall automatically be null and void.
Planning Division
3.
A note shall be placed on the final map stating, “Reciprocal access and parking
between parcels shown here on shall be granted and reserved prior to the sale
and/or reconveyance of said parcels.” Site Improvement and Permits
Section
4.
Record a maintenance agreement involving all the parcels of the subject map
assuring timely maintenance of the private road. Site Improvement and
Permits Section
5.
Construct private road to a minimum standard of 2 inches of asphalt concrete
over a minimum of 6 inches of aggregate based on a 20-foot section width,
including adequate turnaround facilities at the end of the road, to the
satisfaction of the fire district. Secure approval of a civil engineered site
improvement plans for SIPS of the Municipal Services Agency for the
construction of the private road. Site Improvement and Permits Section
6.
Dedicate a 12.5-foot public utility easement for underground facilities and
appurtenances adjacent to all public street rights of ways. Sacramento
Municipal Utility District
7.
Dedicate any private drive, ingress and egress easement, or Irrevocable Offer
of Dedication 10.5 feet adjacent thereto as a public utility easement for
underground facilities and appurtenances. Sacramento Municipal Utility
District
8.
Environmental Management Department approval will be required for the onsite waste disposal facilities. Sacramento Area Sewer District
9.
None of the historical buildings will be removed or modified under the current
application. Planning Division
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PRAGER
PLNP2010-PMR-00087
126-0080-038, 039
10.
IV.
V.
The proposed land division will not allow any development on the property
that is not otherwise permitted in the C-1(F) zones. Planning Division
ATTACHMENTS
A.
Context Photos (10)
B.
CPAC Referrals
EXHIBITS
1.
Exhibit “1” – Tentative Parcel Map
This staff report was prepared on October 4, 2011.
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Attachment A
CONTEXT
PHOTO
NO.
A-1
DESCRIPTION: The Sloughhouse Inn and restaurant.
CONTROL #PLNP201000087
PARCEL #126-0080-037
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-2
DESCRIPTION: The outdoor deck and behind Deer creek
– the deck extends around the other side of building.
CONTROL #PLNP201000087
PARCEL #126-0080-037
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-3
DESCRIPTION: Parking lot for the restaurant on
proposed Parcel 1.
CONTROL #PLNP201000087
PARCEL #126-0080-037
DATE:
Attachment A
CONTEXT
PHOTO
NO.
A-4
DESCRIPTION: The other commercial building on
proposed Parcel 2 adjacent to Jackson Road.
CONTROL #PLNP201000087
PARCEL #126-0080-038
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-5
DESCRIPTION: The parking lot that serves as overflow
parking for the restaurant and provides parking for the
commercial building on proposed Parcel 2.
CONTROL #PLNP201000087
PARCEL #126-0080-038
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-6
DESCRIPTION: Driveway entrance on Jackson Road.
CONTROL #PLNP201000087
PARCEL #126-0080-038
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-7
DESCRIPTION: The overflow parking lot fronting on
Jackson Road.
CONTROL #PLNP201000087
PARCEL #126-0080-038
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-8
DESCRIPTION: Sloughhouse Landmark looking
westward.
CONTROL #PLNP201000087
PARCEL #126-0080-039
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-9
DESCRIPTION: Eastern edge of proposed Parcel 2 at
bridge crossing.
CONTROL #PLNP201000087
PARCEL #126-0080-038
DATE: 8-11-11
Attachment A
CONTEXT
PHOTO
NO.
A-10
DESCRIPTION: Photograph taken on other side of bridge
where the road forks and the County road sign that reads
Meiss Road/Meiss Road in both directions?
CONTROL #PLNP201000087
PARCEL #126-0080-034
DATE: 8-11-11
CPAC
ATTACHMENT B1