STAFF REPORT - CITY COUNCIL/SUCCESSOR AGENCY/PUBLIC FINANCE AUTHORITY

City Council approval of the following:

1. Approval of Tentative Subdivision Map with Conditions (Resolution No. 3968);
2. A General Plan Amendment from Mixed Use (MU) to Residential Medium Density (RMD); and
3. Introduce and Waive the First Reading of Ordinance No. 842 Re-Zoning the property from Mixed Use Commercial (MU) to Residential Medium Density (RMD).
4.  Recommend to the City Council certification of the initial Study and Mitigate Negative Declaration and Mitigation and Moitoring Program.

On February 25, 2020, the City of Coalinga received an application from Fair Find Enterprises for a Tentative Subdivision Map approval to subdivide the parcel at 150 Hachman into five (5) 5,000 square foot parcels for residential development.

The project site is located at 150 South Hachman Street in the City of Coalinga. The site is approximately 0.57-acre and contains three existing residential units totaling 2,910 square feet (s.f.) with 960 s.f. of paved walkways/driveways. The proposed project would include the subdivision of the parcel into five, 5,000-s.f. parcels for future residential development. The proposed project would not include the development or redevelopment of the site at this time, and all existing on-site structures would remain until future development plans are submitted to the City (administrative site plan review).

The current Coalinga General Plan land use designation for the site is Mixed-Use and the site is zoned Mixed-Use (MU). The proposed project requires approval of a General Plan Amendment from Mixed-Use to Residential Medium Density (RMD) and a Rezone from MU to Residential Medium Density (RMD). Approval of a Tentative Subdivision Map is also required for the proposed project.

On May 26, 2020 the City of Coalinga Planning Commission conducted a public hearing and after conducting the public hearing adopted Resolution 020P-004 recommending to the City Council adoption the of combined development. 

The proposed project includes the subdivision and development of detached single-family residential homes. The proposed single-family subdivision’s average lot size would be 5,000 sq. ft. Access to the proposed project would be provided from South Hachman, E. Polk Street and E. Valley. The proposed project includes curb, gutter, and sidewalk improvements that would connect the project site with the existing surrounding residential neighborhood. The General Plan designation for the subject parcel is Mixed Use (MX) with a zoning designation of Mixed Use (MX). In order for the project to be consistent with the general plan and zoning regulations a general plan amendment and rezone are required.

General Plan Amendment/Zone Change

The proposed General Plan Amendment and Zone Change proposes a change in land use and zoning designation from MX (Mixed-Use) to RMD (Residential Medium Density). Staff has carefully reviewed the General Plan Amendment and Zoning Change request to determine how it relates to the specific site, and affects its neighborhood and the community. Staff wants to be sure that any development allowed as a result of a general plan amendment and zone change will "fit in" with the surrounding area and support adopted community goals.

Relationship to Community Planning Goals Regarding Orderly Growth

It is the Goal of the City of Coalinga to fully develop vacant or under-used land within existing community boundaries before expanding them for new development. The proposed General Plan Amendment is within the existing City Limit Boundaries and avoids “leap frog” development.

Relationship to Surrounding Land Uses

The proposed change would result in similar residential densities which enhances compatibility with the uses on neighboring properties.

Land Capability and Service Availability

Land in which the General Plan Amendment is proposed is partially vacant land capable of orderly residential development. City services such as water, sewer, natural gas, and solid waste collection are readily available by the extension of such services.

Relationship to Other General Plan Elements

The proposed General Plan Amendment is consistent with the General Plan Elements and the goals, policies and implementation measures.

Land Use Goal No. 2

Provide creative, high-quality choices in housing types and densities in a variety of neighborhoods where residents can fulfill their varied individual housing needs and dreams of home ownership. Neighborhoods are well-insulated from high volume roadways, noise, and nonresidential land uses and harmonize and compliment one another through good urban design, architectural standards, landscaping and connectivity with surrounding neighborhoods, parks and pristine areas.  New neighborhoods foster a sense of community.

Land use Policy No. 2-2

The City shall encourage residential development projects to utilize Traditional Neighborhood Development (TND) and other design principals that foster a sense of neighborhood among residents and a sense of community linkages.

Surrounding Land Use Setting

The proposed project site is surrounded by existing single-family residential development to the north, east, south and west. Therefore, the proposed project has been determined to be in-fill development.

Development Density

The proposed project includes 3 existing and 2 future single-family residential home sites, to be developed at a future date, on .57 acres, resulting in a proposed development density of 8 dwelling units per acre (du/ac), which is consistent with RMD designation of 5 (min) to 15 (max) du/ac. As such, the proposed project would result in a less intense designation than what is currently approved for the site and a general down zoning of the site.

Administrative Site Plan Review for Future Homes

According to Section 9-6.402 of the City of Coalinga Municipal Code, a Site Plan Review is required for all residential development projects within the City. The purpose of the Site Plan Review is to enable the Community Development Director or the Planning Commission to make findings that a proposed development is in conformity with the intent and provisions of the Coalinga Municipal Code, and to guide the Building Official in the issuance of permits. The proposed project falls under the exempt projects to qualify for Administrative Site Plan Review (Section 9-6.402(c)(4) Construction of any new residential developments of up to two units); therefore, the proposed project will require an administrative site plan approval from the Community Development Director at the time of building permit issuance for the future (2) homes.

Tentative Subdivision Map

According to Section 9-7.201 of the City of Coalinga Municipal Code, a tentative map shall be required for all divisions of land where the land would be divided into five (5) or more parcels. The tentative map review procedure is designed to ensure that such improvements as drainage, street alignment, grade and width, and sanitary facilities conform to City regulations and policies and are arranged in the best possible manner to serve the public.

Tentative Map Requirements

The City Engineer has reviewed the proposed Tentative Subdivision Map for compliance with Section 9-7.301 of the City of Coalinga Municipal Code and has included conditions of approval (attached) for the proposed project.

Staff Analysis

As described in more detail below, City staff has determined the proposed project is in substantial conformance with the General Plan, City of Coalinga Municipal Code, and any applicable plans adopted by the City.

Residential Single Family Development Regulations

The following discussion describes the proposed project’s conformance with the applicable development standards included the in the City of Coalinga Municipal Code.

Zoning Standards Conformance Table

Parcel “A”

Parcel B & D (Future Development)

Parcel “C”

Parcel “E”

Minor Exceptions

In order for the proposed single-family development to meet or exceed the zoning standards applicable to single-family development of the City of Coalinga Municipal Code, the following minor deviations (exceptions) have been incorporated:

Parcel “C” -  Section 9-6.707 of the planning and zoning code is intended to provide a means of granting relief from the requirements of these planning regulations for minor exceptions from dimensional and design standards when strict application would preclude an effective design solution improving livability, operational efficiency, or appearance, and fulfilling the basic intent of the applicable regulation.

Since the front yard setback is a legal non-conforming standard of ten feet (10’), staff found that the approval of the tentative subdivision map would not result in furthering the non-conforming setback as the map is creating legal parcels and that “no action” would still leave the non-conforming setback. Staff does not believe this exception will adversely affect any development or persons upon abutting properties, or adversely affect to mean to impact in a substantial, negative manner the economic value, habitability, or enjoyment of properties in addition it would not result in a hazard to pedestrian and/or vehicular traffic. Staff feels that approval of the TSM with the single non-conforming setback would be reasonably necessary to the sound development of such property and would result in better environmental quality of development of such property than without such exception.

Coalinga City-Wide Design Guidelines

The guidelines are discretionary tools to be used with the development standards in the City’s Zoning Ordinance to guide a range of development types. The discretionary review under the design guidelines is conducted by members of City staff and, at times, the Planning Commission. The objective of the City-Wide Design Guidelines is to preserve the small-town character of Coalinga in future single-family residential, multi-family residential, commercial, and mixed-use development.

The Single-Family Residential Design Guidelines aim to assist homeowners, designers, and builders achieve better design in the development of single-family homes. The Design Guidelines include best practices that have worked successfully in other communities to maintain strong property values, increase neighborhood desirability and character, improve privacy and aesthetics, and promote sustainable design and development.

The Single-Family Residential Design Guidelines encompass concepts ranging from overall context to specific building details. The guidelines are organized by “Neighborhood Context/Fit,” “Building Design,” and “Landscaping and Fencing,” which work to address the desired quality of design expected throughout the City. These guidelines will be analyzed when site plans for the remaining 2 homes are submitted to the Community Development Department.

Lighting

Lighting will be reviewed and approved by the Coalinga Police Department to ensure that there will be adequate lighting for public safety while also ensuring no spill over lighting. Off-site lighting shall be installed per City standards, as part of the off-site improvements along the development frontage (curb, gutter, sidewalk and lighting). In addition, according to Section 9-2.203(c)(4)(d)(6) of the Coalinga Municipal Code, all outdoor walkways shall be illuminated in accordance with the requirements of Section 9-4.206, Lighting and Illumination.

Signage

All signs related to this development shall be submitted in a separate application and reviewed and approved by the Community Development Department in accordance with the applicable signage regulations.

Access

Access to the proposed project would be provided from E. Valley Street, S. Hachman and E. Polk Street.

Utilities

All utilities are readily available for connection within the adjacent right-of-way. All utility connections shall be shown on the final site plan and approved by the Planning Department and confirmed by the Public Works Department. On-site storage of storm runoff is not required, therefore the development will discharge storm water runoff into the exiting surface system.

Environmental Clearance

The City of Coalinga prepared an initial study and mitigated negative declaration in accordance with the California Environmental Quality Act. A 30-day public comment period for the Initial Study/Mitigated Negative Declaration began on April 20, 2020 and ended on May 19, 2020. Comments were received and have been incorporated within the final IS/MND and Resolution.

Staff is recommending approval of the following project because it meets and/or exceeds the requirements of the City of Coalinga Municipal Code in the following respects.

Tentative Subdivision Map Findings

According to Section 9-7.204 of the City of Coalinga Municipal Code, the City Council shall consider the following conditions for a tentative map. Staff feels that with the proposed conditions included, the following findings have been met.

(a)  The City Council shall not approve an application for a subdivision, unless it finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the Coalinga General Plan and any other applicable plans. A proposed subdivision shall be consistent with the General Plan or applicable plans only if the proposed subdivision or land use is compatible with the objectives, policies, general land uses, and programs specified in such plans.

(b)  The City Council shall deny an application for a subdivision if it makes any of the following findings:

(1)  That the proposed map is not consistent with the Coalinga General Plan, or with other applicable plans;

(2)  That the design or improvement of the proposed subdivision is not consistent with the Coalinga General Plan or with other applicable plans;

(3)  That the site is not physically suitable for the proposed type of development;

(4)  That the site is not physically suitable for the proposed density of development;

(5)  That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

(6)  That the design of the subdivision or type of improvements is likely to cause serious public health problems;

(7)  That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The Planning Commission may approve a tentative map if it finds that alternative easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This provision shall apply only to easements of record or to easements established by a court of competent jurisdiction;

(8)  That the map fails to meet or perform one or more requirements or conditions imposed by the “Subdivision Map Act” or by this title. Any such requirement or condition shall be specified.

(c)   Notwithstanding the provisions of Section 9-7.204(b)(5) of this article, a tentative map may be approved if an environmental impact report was prepared with respect to the project and a finding was made pursuant to Section 21081(c) of the Public Resources Code that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report.

 General Plan Amendment Findings

The following standard findings must be made for each General Plan amendment. Specific findings may also be required by the decision-making body on a case-by-case basis.

1.  The potential effects of the proposed General Plan amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare of the City.
2.  The proposed General Plan amendment is internally consistent and compatible with the goals, policies, and actions of the General Plan.
3.  If applicable, the site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designations and anticipated land uses/developments.
4.  The proposed General Plan amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act.

Rezone Findings

The following standard findings must be made for each Zoning Ordinance amendment. Specific findings may also be required by the decision-making body on a case-by-case basis.

1.  The proposed Zoning Ordinance amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.
2.  The proposed Zoning Ordinance amendment is consistent and compatible with the goals, policies, and actions of the General Plan, and the other applicable provisions of the Zoning Ordinance.
3.  If applicable, the site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designations and anticipated land uses/developments.
4.  The proposed Zoning Ordinance amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act.