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Planning Commission approves lot split at 639–643 East 21st, preserves historic olive trees
Summary
The National City Planning Commission on April 21 approved a tentative parcel map to divide 639–643 East 21st Street into two lots, finding the split exempt from CEQA under Class 15; the approval includes a condition keeping the existing fence/lot line jog to protect mature olive trees and a historic house.
The National City Planning Commission unanimously approved Resolution No. 2025‑2 on April 21, finding a proposed lot split at 639–643 East 21st Street categorically exempt from the California Environmental Quality Act under Class 15 and approving a tentative parcel map to divide one lot into two.
Assistant Planner Sophia Depew presented staff’s analysis, saying the split conforms with the general plan, the subdivision ordinance and the RM3 zoning, and recommended a Class 15 exemption for a minor land division. Depew told commissioners that staff included a condition asking applicants to straighten a jogged side lot line to conform to Title 17 standards but noted no new development is proposed at this time.
Philip Lowe, the applicant, asked the commission to allow the existing fence line to remain to avoid harming two large olive trees and a handicap ramp adjacent to the house. “Let’s leave my trees alone,” Lowe said, explaining the fence jog protects the trees and a historic “barn house” he said dates to early settlers. Local historian Laurie Peebles supported preservation of the home and the olive trees, calling the conversion of the barn into a home a part of the city’s built history.
Associate Planner David Welch told the commission the subdivision ordinance’s preference is for lot lines at right angles to the street but that the commission has discretion where the layout is practical and that, once recorded, the approved lot split would govern future development.
Commissioner Quinones moved to approve the resolution with the fence remaining in place and staff’s additional CEQA‑filing condition; Commissioner Armenta seconded. The motion carried unanimously. The adopted resolution includes staff conditions addressing final map requirements, engineering and fire department conditions, and a condition that staff will file the required notice of exemption if the project is approved.
The commission and staff noted that any future development on either new parcel would require separate CEQA analysis as appropriate. The commission closed the public hearing and approved the tentative map; staff will forward the notice of decision to the City Council as required.
Next procedural steps include recording the final map and staff filing the notice of exemption with the county clerk per the timeline in the conditions of approval.
