PC 11-01-16_7c LLA 16-002 504and 512 Ide StreetMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT 16-002; LOCATION-
504 AND 512 IDE STREET; APPLICANT -DAVID AND JESSICA
IWERKS; REPRESENTATIVE -LEAHA MAGEE, MBS LAND
SURVEYS
DATE: NOVEMBER 1, 2016
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving Lot Line
Adjustment No. 16-002.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT 16-002
NOVEMBER 1, 2016
PAGE2
The project site is located on Ide Street and is located in the Single Family (SF) zoning
district. Single family homes currently occupy both lots. Surrounding the project site are
single family homes on each side. The applicant is requesting the lot line adjustment in
order to create a slightly larger parcel 1 able to accommodate future home expansions.
A utility easement is also proposed on the northwest corner of 512 Ide Street to allow
access to a nearby utility pole for the purpose of undergrounding utilities.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on September 14,
2016. Members of the SAC discussed items related to the project, including the
proposed easement and the adjustment resulting in off-set property lines. Overall,
members of the SAC were in support of the project.
ANALYSIS OF ISSUES:
Lot Line Adjustment
The proposed lot line adjustment will adjust an interior lot line by 13' in order to provide
more space on the eastern portion of 504 Ide Street for possible future expansion of
structures. The existing parcels are as follows:
The parcels resulting from the proposed lot line adjustment are as follows:
The proposed parcels meet requirements of the Development Code for their zoning
district, including lot area, lot width, and lot depth.
Access
No changes to access are proposed nor will any changes to access be required.
Future Subdivision
As the lots currently stand, neither lot can be subdivided in conformance with the Arroyo
Grande Municipal Code. The future 504 Ide Street property could be subdivided into two
(2) legally conforming lots. However, the current location of the home in the center of
the property creates a significant constraint when considering future subdivisions.
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT 16-002
NOVEMBER 1, 2016
PAGE 3
ALTERNATIVES:
The following alternatives are provided for the Planning Commission's consideration:
• Adopt the attached Resolution approving Lot Line Adjustment 16-002;
• Modify and adopt the attached Resolution approving Lot Line Adjustment 16-002;
• Do not adopt the attached Resolution, provide specific findings and direct staff to
return with a Resolution denying the project; or
• Provide direction to staff.
ADVANTAGES:
The proposed project will enable the ability for future expansion of the home at 504 Ide
Street.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality Act
(CEQA) and determined to be categorically exempt per Section 15305(a) of the CEQA
Guidelines regarding minor lot line adjustments not resulting in the creation of any new
parcel.
PUBLIC NOTICE AND COMMENT:
Per Municipal Code Table 16.12.030-B, a public hearing is not required for approval of a
lot line adjustment.
The Agenda was posted at City Hall and on the City's website in accordance with
Government Code Section 54954.2. No comments have been received.
ATTACHMENTS
1. Lot Line Adjustment Map
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 16-002; LOCATED AT 504 AND 512
IDE STREET; APPLIED FOR BY DAVID AND JESSICA
IWERKS
WHEREAS, David and Jessica lwerks (the "applicants") have filed Lot Line Adjustment
16-002 to modify an interior property line between 504 and 512 Ide Street; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project in compliance with the California Environmental Quality Act (CEQA), the State
CEQA Guidelines, and the Arroyo Grande Rules and Procedures for implementation of
CEQA and finds the project to be categorically exempt per Section 15305(a) of the CEQA
Guidelines regarding minor lot line adjustments not resulting in the creation of any new
parcel; and
WHEREAS, the Planning Commission has reviewed and considered the project at its
meeting on November 1, 2016; and
WHEREAS, the Planning Commission finds, after due study and deliberation, the
proposed lot line adjustment does not:
1. Create any new lots;
The proposed lot line adjustment will adjust an interior lot line and will not
create any new lots.
2. Include any lots or parcels created illegally;
All lots associated with Lot Line Adjustment 16-002 were legally created
and therefore the project will not include any lots created illegally.
3. Impair any existing access or create a need for access to any adjacent
lots or parcels;
Access to each property exists from Ide Street and no new access is
required.
4. Impair any existing easements or create a need for any new easements
serving adjacent lots or parcels;
RESOLUTION NO.
PAGE 2
The proposed lot line adjustment does not impair existing easements or
create a need for any new easements serving adjacent Jots. While the
proposed Lot Line Adjustment will result in a new utility easement being
recorded, the adjustment does not require any easements on adjacent
lots or parcels.
5. Constitute poor land planning or undesirable lot configurations due to
existing environmental conditions or current zoning development
standards;
The proposed lot line adjustment will not constitute poor land planning or
undesirable lot configuration as the resulting lots will conform to all
applicable development standards, including lot width and depth.
6. Require substantial alteration of any existing improvements or create a
need for any new improvements;
The proposed lot line adjustment does not require the alteration of any
existing improvements nor create a need for any new improvements.
7. Create a nonconforming lot in the development district in which it exists,
except as allowed in Municipal Code Section 16.48.11 0.
The lots resulting from the proposed Jot line adjustment will meet all
applicable development standards for the Single Family zoning district.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Line Adjustment 16-002, as presented to the
Planning Commission on November 1, 2016 and as shown in Exhibit "8", attached hereto
and incorporated herein by this reference, with the above findings and subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Commissioner
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
, seconded by Commissioner
the foregoing Resolution was adopted this 1st day of November, 2016.
, and by the
RESOLUTION NO.
PAGE 3
LAN GEORGE, CHAIR
ATTEST:
DEBBIE WEICH INGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE4
EXHIBIT "A"
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT CASE NO. 16-002
504 AND 512 IDE STREET
This approval authorizes the adjustment of interior lot lines between parcels.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Lot Line Adjustment
No. 16-002.
3. Development shall occur in substantial conformance with the plans presented to
the City Council at the meeting of September 28, 2016 and marked Exhibit "B".
4. The applicant shall agree to indemnify, defend and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
ENGINEERING DIVISION
5. The applicant shall submit all information required by Municipal Code Section
16.20.140.
6. The applicant shall pay processing and plan check fees at the time they are due.
7. The applicant shall have a licensed land surveyor in the State of California prepare
the final documents.
8. The applicant shall complete the lot merger and lot line adjustment via map to the
satisfaction of the City Engineer.
9. A current (within the last six (6) months) preliminary title report shall be submitted
to the Community Development Director prior to checking the final documents.
10. The applicant shall furnish a certificate from the tax collector's office indicating that
there are no unpaid taxes or special assessments against the property.
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