PC 2017-12-05 07b Lot Line Adjustment for Cherry Specific PlanMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-004;
LOCATION – SUBAREA 2, EAST CHERRY AVENUE SPECIFIC
PLAN; APPLICANT – WATHEN CASTANOS HOMES;
REPRESENTATIVE – OASIS ASSOCIATES
DATE: DECEMBER 5, 2017
SUMMARY OF ACTION:
Approval of the Lot Line Adjustment will transfer property from Subarea 2 of the
East Cherry Avenue Specific Plan to the neighboring mobile home park to
accommodate improvements already in existence, in accordance with the City
Council's approval of the East Cherry Avenue Specific Plan.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Line Adjustment No. 17-004.
BACKGROUND:
On January 10, 2017, the City Council approved the East Cherry Avenue
Specific Plan project (the "Specific Plan"). The Specific Plan area encompasses
15,29 acres of undeveloped, vacant land at the southern commercial gateway of
the City. As part of the approval of the Specific Plan project, the developer
included the intended lot line adjustment between Subarea 2 of the Specific Plan
and the mobile home park to the west. The area in qu estion currently includes
mobile home park improvements, including an asphalt driveway (Attachment 1).
The Staff Advisory Committee previously reviewed the proposed project, which
had been discussed during processing of the Specific Plan, and was in support
with the limited conditions of approval included in the prepared Resolution.
ANALYSIS OF ISSUES:
Project Description:
The proposed project consists of adjusting the existing lot lines between Subarea
2 of the Specific Plan and the existing mobile home park to the west. This lot line
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-004
DECEMBER 5, 2017
PAGE 2
adjustment would remove approximately 2,550 square -feet of land from Subarea
2 and give it to the mobile home park in order to accommodate existing asphalt
driveway and other improvements constructed by the mobile home park f or their
use. The resulting lot line would be straighter than the existing lot lines and the
resulting parcel sizes and dimensions will comply with the Single Family and
Mobile Home Park zoning districts.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
1. Adopt the attached Resolution approving Lot Line Adjustment No. 17-004;
2. Modify and adopt the attached Resolution approving Lot Line Adjustment
No. 17-004; or
3. Provide direction to staff.
ADVANTAGES:
Granting the lot line adjustment will accommodate existing mobile home park
improvements constructed on the neighboring lot and will complete a
requirement of the Specific Plan.
DISADVANTAGES:
None identified by staff.
ENVIRONMENTAL REVIEW:
Staff has reviewed the project in accordance with the California Environmental
Quality Act (CEQA) and determined that it is 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 Section 16.12.030 (B), a public hearing is not required for
approval of a certificate of compliance or lot line adjustment.
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENTS:
1. Location Map
2. Proposed Lot Line Adjustment
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 17-004; LOCATED AT SUBAREA 2 OF
THE EAST CHERRY AVENUE SPECIFIC PLAN; APPLIED
FOR BY WATHEN CASTANOS HOMES
WHEREAS, the East Cherry Avenue Specific Plan (the “Specific Plan”) was approved
by the City Council on January 10, 2017; and
WHEREAS, as part of the approval of the Specific Plan, the developer offered to
complete a lot line adjustment between the residential subarea of the Specific Plan
(Subarea 2) and the adjacent mobile home park to accommodate existing mobile home
park improvements; and
WHEREAS, the applicant has filed Lot Line Adjustment No. 17-004 to adjust the
property line between the two parcels; and
WHEREAS, Municipal Code Table 16.12.030 (B) requires that lot line adjustments be
reviewed by the Planning Commission; and
WHEREAS, the Planning Commission reviewed the proposal lot line adjustment at its
meeting on December 5, 2017; and
WHEREAS, the Planning Commission finds that this project is consistent with the City’s
General Plan and Development Code; and
WHEREAS, the Planning Commission finds, after due study and deliberation, the
proposed lot line adjustment does not:
1. Create any new lots;
2. Include any lots or parcels created illegally;
3. Impair any existing access or create a need for access to any adjacent lots or
parcels;
4. Impair any existing easements or create a need for any new easements serving
adjacent lots or parcels;
5. Constitute poor land planning or undesira ble lot configurations due to existing
environmental conditions or current zoning development standards;
6. Require substantial alteration of any existing improvements or create a need for
any new improvements;
RESOLUTION NO.
PAGE 2
7. Create a nonconforming lot in the development district in which it exists, except
as allowed in Municipal Code Section 16.48.110.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Line Adjustment No. 17-004, with the above findings
and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference and as presented to the Planning Commission on
December 5, 2017 and shown in Exhibit “B”, attached hereto and incorporated herein by
this reference as though set forth in full.
On a motion by Commissioner _____, seconded by Commissioner ______ and by the
following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 5th day of December, 2017.
RESOLUTION NO.
PAGE 3
___________________________
GLENN MARTIN, CHAIR
ATTEST:
______________________________
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_____________________________
TERESA McCLISH,
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 4
EXHIBIT “A”
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 17-004
SUBAREA 2 OF THE EAST CHERRY AVENUE SPECIFIC PLAN
This approval authorizes a lot line adjustment between portions of lots identified as APN
007-621-079 (Subarea 2, East Cherry Avenue Specific Plan) and APN 007-621-046
(mobile home park).
GENERAL CONDITIONS
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 approva l for Lot Line Adjustment
17-004.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of December 5, 2017 and marked
Exhibit “B”.
4. This approval shall automatically expire on December 5, 2019 unless the lot line
adjustment is recorded or an extension is granted pursuant to Section 16.12.140
of the Development Code.
5. The applicant agrees to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or fo rmer agents,
officers, or employees because of the issuance of this 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.
ENGINEERING DIVISION CONDITIONS:
6. The applicant shall submit all information required by Municipal Code Section
16.20.140.
7. The applicant shall pay processing and plan check fees at the time they are due.
8. The applicant shall have a licensed land surveyor in the State of California
prepare the Lot Line Adjustment on City-approved forms.
RESOLUTION NO.
PAGE 5
9. The Lot Line Adjustment shall be finalized by recording Certificates of
Compliance or a Lot Line Adjustment Map, and by subsequent deed transfers.
10. 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.
11. 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.
EXHIBIT "B"
ATTACHMENT 1
ATTACHMENT 2