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Commissioners approve parcel split on East Avenue to add two homes with attached ADUs
Summary
The commission voted 5-0 to approve a parcel map and site‑plan for 612 East Avenue (PM202501 / SPDR2025‑04) to split a 0.36‑acre lot into two parcels, each with a main house and attached 918‑sq‑ft ADU; staff recommended a subdivision‑ordinance exception for 53.39‑ft lot width and a CEQA categorical exemption.
The Livingston Planning Commission on Feb. 10 approved a parcel map and site‑plan that would divide a 0.36‑acre vacant lot at 612 East Avenue into two parcels and permit construction of two single‑family homes, each with an attached accessory dwelling unit (ADU).
Jayla Smith, a contract planner with the city, presented the proposal and said each main house and attached ADU would be about 918 square feet; each parcel would provide three off‑street parking spaces. The parcels meet the minimum lot area requirement (about 7,921–7,922 sq ft) but would have a lot width of 53.39 feet where the R‑1 zoning requires 70 feet. The application therefore included an exception to the subdivision ordinance under section 6‑11 and staff recommended findings needed to grant that exception.
"So let's just say the proposed project is eligible for categorical exemption," Smith said, describing CEQA Section 15332 (infill) and related criteria that staff judged the project met.
Smith outlined the four findings the commission must consider for an exception: the property presents an exceptional circumstance, the exception preserves substantial property rights consistent with the zoning, the project will not be detrimental to public health/safety/welfare, and the exception will not prevent logical development of adjacent properties. Staff recommended adoption of a resolution to approve the site‑plan/design review and to forward a recommendation to City Council to approve the subdivision exception.
One member of the public who has built similar infill projects in Turlock and Livingston spoke in support, saying alley access made the ADU layout practical. Commissioners asked whether the proposal functions like a duplex because the main unit and ADU are the same size; staff explained ADUs have defined classifications (junior ADU, attached ADU up to 1,000 sq ft, detached ADU up to 1,200 sq ft) and that the project meets code standards and will be reviewed under uniform building code requirements.
Commissioner Jasneel Singh moved to adopt the site plan and the resolutions; the motion passed on a roll‑call vote of 5‑0. The commission’s approval delegates site‑plan authority to the commission and forwards the subdivision exception recommendation to the City Council for final action.
