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REQUEST FOR APPROVAL OF A TENTATIVE MAP TO CREATE A NINE (9) LOT SUBDIVISION FOR THE DEVELOPMENT OF SINGLE-FAMILY DWELLINGS AT 1845 EAST THIRTEENTH STREET (APN 171-180-01) (APPLICATION NO. P19-0765)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution approving the proposed Tentative Map, based on findings and subject to conditions.
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Summary
The applicant, Tarik Taeha on behalf of the property owner Big Dream Investment, Inc. proposes a Tentative Subdivision Map to subdivide one (1) approximately 1.71-acre parcel into nine (9) parcels for single-family development (“Project”). The site is located at 1845 E. Thirteenth Street (APN 171-180-01). The subdivision would occur on an infill location and is surrounded by existing single-family homes. The General Plan Land Use Map and Zoning Map designate the site for single-family residential development. The proposed subdivision will construct drainage facilities, street lighting, curb, gutter, sidewalk, and a roadway segment. At this time, home construction is not proposed.
The proposed subdivision conforms to all applicable standards (e.g., lot area, width) and necessary infrastructure (e.g., water, sewer, access) is available to serve the proposed residential use. Staff recommends the Planning Commission approve the requested Tentative Map, according to the findings and subject to the conditions within the attached resolution.
DISCUSSION
Background
The site is vacant and surrounded on the south, east and north by existing single-family homes located within the County of San Joaquin jurisdiction (Attachment A - Location Map). The Sierra Vista affordable housing development is located within the City of Stockton and is located to the west. The site is zoned Residential Low Density (RL) and designated Residential, Low Density by the General Plan Land Use Map. See Attachment A-C for a Location Map, General Plan Land Use Map, and Zoning Map.
On July 22, 2020 and in accordance with SMC Section 16.180.060, the Development Review Committee reviewed the proposed subdivision and recommended approval to the Director subject to the proposed findings and conditions of approval contained in the enclosed Resolution.
Present Situation
Tentative Map
The applicant is proposing to subdivide 1.71-acre site into nine (9) lots. The proposed lots range in size from 5,321 to 7,991 square feet and result in a density of 5.26 units per net acre. The subdivision includes a 60-foot wide public street extension of Bieghle Street connecting Twelfth and Thirteenth Street and which would serve six (6) proposed lots. The remaining three (3) lots would be provided frontage to Thirteenth Street. The project would be supported by necessary utility and right-of-way improvements, including, but not limited to curb, gutter, and sidewalk improvements along the project frontage of Bieghle and Thirteenth Streets.
The proposed Tentative Map is included as Exhibit 1 to the proposed Resolution.
Staff Analysis
The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and applicable zoning standards. Each lot will provide for a residential use consistent with the Low Density Residential General Plan designation.
The Zoning Map provides a Residential, Low Density (RL) Zone designation to the site. The RL Zone has a required density range between 0 to 8.7 units per net acre. The subdivision is a compliant 5.26 units per net acre.
In accordance with Stockton Municipal Code (SMC) Section 16.188.040(D)(3), the Development Review Committee (DRC) reviewed the proposed tentative map and concurs with the Community Development Director recommendation, as presented to the Planning Commission. Staff recommends that the Planning Commission approve the proposed Tentative Map request, subject to conditions.
Environmental Clearance
The proposed subdivision is exempt from the California Environmental Quality Act (CEQA) under the CEQA Guidelines Section 15332, Class 32 (Infill Development Projects). The project is consistent with the General Plan and Zoning Map designations and policies/regulations. The property is located within the city limits and an urbanized area at on a site less than five (5) acres in size. The project site has no value as habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services.
Public Comments
On January 4, 2021, at least ten (10) days prior to the Planning Commission hearing, public notice for this item was published in the Record and mailed notice was sent to all property owners within a 300-foot radius of the project site, in accordance with SMC Section 16.88.030. To date, staff has not received any written comments.
Attachment A - Location Map
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
The staff report was prepared by Courtney Brown, Associate Planner (209) 645-6608 Ext 800 or courtney.brown@stocktonca.gov