Title
PLN19-0018 - Lot Line Adjustment - 2130/2140 South Shore Center - Applicant: Rebecca Wiener on behalf of Jamestown South Shore Center LP. Consideration of a Lot Line Adjustment application to reconfigure the western property line of the Alameda South Shore shopping center. The project site is located in the C-2-PD (Central Business Planned Development) Zoning District. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 - Minor Alterations in Land Use Limitations
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
Acting Planning Building and Transportation Director
Date: April 22, 2019
BACKGROUND
On January 10, 2019, the City received an application for a lot line adjustment to reconfigure and transfer land between two existing parcels located within the South Shore Center project site. Lot line adjustments are actions to move a property line between two existing parcels or to reconfigure property lines between properties. A lot line adjustment can move property lines, but it cannot create additional parcels. The application is included in Exhibit 1.
Under Alameda Municipal Code (AMC) section 30-82, lot line adjustments may be approved by resolution of the Planning Board, provided:
1. The property division is for the creation of a new property line and/or to facilitate the transfer of land from one (1) lot to adjoining lots.
2. The portion of the lot remaining after the creation of the new parcel meets all the requirements for a lot (area, width, etc.) as set forth in the City zoning regulations.
3. No street improvements or other subdivision improvements are required.
4. The proposed property division and the use of a lot adjustment map meet with the approval of both the City Engineer and Planning Director.
Jamestown South Shore Center LP owns and operates the shopping center. The lot line adjustment provides Jamestown with a new rectangular “Parcel B” on Otis that they will be able to market for commercial development consistent with the underlying zoning to potential businesses that wish to move to the shopping center but that wish to own land instead of lease land.
ANALYSIS
The City Engineer and the Planning Director have reviewed the proposed lot line adjustment and have determined that they can make the findings for the lot line adjustment as required by AMC section 30-82 described above.
The proposed lot line adjustment involves a reconfiguration of the Alameda South Shore Center’s western property line boundary. It includes adjustments to two parcels that are developed with existing commercial buildings. As shown in Exhibit 1, Parcel 2 is approximately 40.87 acres and encompasses the majority of structures within the Alameda South Shore Center, including the buildings at 2130 Otis Drive and 501 South Shore Center. These two commercial buildings have their own established businesses that operate separately from the shopping center.
As also shown in Exhibit 1, Lot 2A2 is approximately 5.19 acres and contains 2130/2140 South Shore Center, which is the Ross department store and office for Bright Now! Dental, along with associated parking and landscape areas. As a result of the lot line adjustment 2130/2140 South Shore Center will now be on the same property as the rest of the Alameda South Shore Center.
The proposal includes transferring 4.24 acres from Lot 2A2 to Parcel 2, and reconfiguring property lines so that Lot 2A2 is now located at the northwesterly corner of the shopping center. The entirety of the approximately 5.19 acres of the existing land in Lot 2A2 will be transferred to the main parcel for the Alameda South Shore Center (Parcel 2), while approximately 0.96 acres of Parcel 2 will be transferred to Lot 2A2, which will be relocated to the northwest corner of the South Shore Shopping Center and encompass the existing buildings at 2103 Otis Drive and 501 South Shore Center, along with associated parking and landscape areas. The resultant Parcel 2 and Lot 2A2 are both consistent with the development standards for the C-2 Zoning District. There are no minimum lot size requirements within the C-2 Zoning District, the maximum allowable lot coverage is 100%, and the existing buildings meet the required fifteen foot (15’) required setback from adjacent residential uses. The lot line adjustment application does not include any physical improvements to the site and buildings, and no street improvements or other subdivision improvements are required.
ENVIRONMENTAL REVIEW
The action to approve a lot line adjustment is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 - Minor Alterations in Land Use Limitations - including lot line adjustments not resulting in the creation of a new parcel.
RECOMMENDATION
Approve the Lot Line Adjustment per findings in the draft resolution (Exhibit 2).
Respectfully submitted,
David Sablan, AICP
Planner II
Exhibits:
1. Application
2. Draft Resolution