2020-07-21_7b 1255 E Grand LLAMEMORANDUM
MEMORAND
TO: PLANNING COMMISSION
FROM: WHITNEY McDONALD, COMMUNITY DEVELOPMENT
DIRECTOR
BY: ANDREW PEREZ, ASS OCIATE PLANNER
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 20-001;
LOCATION – 1255 EAST GRAND AVENUE; APPLICANT –
JOHN HAYASHI; REPRESENTATIVE – PAUL KARP
D ATE: JULY 21, 2020
SUMMARY OF ACTION:
Approval of the Lot Line Adjustment will relocate an existing property line
between two (2) parcels on East Grand Avenue.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Line Adjustment No. 20-001.
BACKGROUND:
The subject properties are located on East Grand Avenue and are zoned
Gateway Mixed-Use (GMU) (Attachment 1). The two existing parcels were
originally a single lot in Tract No. 10, known as the Folsom Tract, recorded in
1931 (Attachment 2). The eastern half of Lot 3 was transferred by deed to a
separate owner in 1945, creating two separate parcels. In 1974 a commercial
structure was constructed over the property line, which runs perpendicular to E.
Grand Avenue. The applicant is requesting a Lot Line Adjustment to situate the
commercial structure entirely on a single parcel, which will allow for development
on the rear parcel.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on March
11, 2020, and discussed issues related to drainage and access. Members of the
SAC were supportive of the project and recommended approval to the Planning
Commission.
Item 7.b - Page 1
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 20-001
JULY 21, 2020
PAGE 2
ANALYSIS OF ISSUES:
Project Description:
The proposed Lot Line Adjustment will rotate the lot line dividing the two parcels
ninety degrees, resulting in modification of parcel shapes, width, depth, and
parcel areas (Attachment 3). The existing parcel dimensions are as follows:
Table 1. Existing Parcel Sizes
Parcel Number Lot Area Max Width Max Depth Zoning
Parcel 1 21,818 sq. ft. 75’ 290’’ GMU
Parcel 2 22,108 sq. ft. 76’ 290’ GMU
Both parcels meet the minimum lot size requirement of 20,000 square feet for
parcels in the GMU zone, but they do not meet the minimum width requirement
of 100 feet. The existing commercial structure meets the remaining Development
Code requirements for the district, including standards for front and rear
setbacks, lot coverage, floor-area ratio, parking, and building size.
A total of 752 square feet will be exchanged as a result of this proposal. The lot
line adjustment would result in the lot sizes as shown in Table 2 below.
Table 2. Proposed Parcel Sizes
Parcel Number Lot Area Max Width Max Depth Zoning
Parcel 1 21,066 sq. ft. 150’ 144’ GMU
Parcel 2 22,816 sq. ft. 150’ 156 GMU
An approval of the lot line adjustment would make both parcels and the existing
building conform to all development standards for the zoning district.
Access
Driveways on the easternmost and westernmost boundaries of the parcels
provide access to the properties in their existing configuration. There are no
known easements over either property, however the application proposes a 25-
foot easement along the proposed eastern and western lot lines for ingress,
egress, sewer, and public utilities. The prepared Resolution includes a condition
of approval to ensure legal access is provided.
Standards for Approval
The Municipal Code states that the Planning Commission shall approve or
conditionally approve a lot line adjustment if it does not:
• Create any new lots
• Include any lots or parcels created illegally
• Impair any existing access or create a need for access to any adjacent
lots or parcels
Item 7.b - Page 2
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 20-001
JULY 21, 2020
PAGE 3
• Impair any existing easements or create a need for any new easements
serving adjacent lots or parcels
• Constitute poor land planning or undesirable lot configurations due to
existing environmental conditions or current zoning development
standards;
• Require substantial alteration of any existing improvements or create a
need for any new improvements; or
• Create a nonconforming lot in the development district in which it exists.
The proposed application meets the criteria for approval; therefore, staff
recommends approval of the lot line adjustment.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
1. Adopt the attached Resolution approving Lot Line Adjustment No. 20-001;
2. Modify and adopt the attached Resolution approving Lot Line Adjustment
No. 20-001;
3. Do not adopt the attached Resolution and instead provide direction for
staff to return with an appropriate resolution including findings for denial of
Lot Line Adjustment No. 20-001; or
4. Provide direction to staff.
ADVANTAGES:
Granting the requested lot line adjustment will bring an existing nonconforming
into conformance, and will allow for development of an underutilized site.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental
Quality Act (CEQA) and deemed 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 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. Project vicinity map
2. Tract No. 10
3. Proposed Lot Line Adjustment
Item 7.b - Page 3
ATTACHMENT 1
Item 7.b - Page 4
ATTACHMENT 2
Item 7.b - Page 5
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ATTACHMENT 3
Item 7.b - Page 6
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 20-001; LOCATED AT 1255 EAST
GRAND AVENUE; APPLIED FOR BY JOHN HAYASHI
WHEREAS, the applicant has filed Lot Line Adjustment No. 20-001 to adjust lot lines
between the two (2) parcels located at 1255 East Grand Avenue maintaining a total of
two (2) parcels; and
WHEREAS, the proposed Lot Line Adjustment meets the standards identified in the
Municipal Code; 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 project at its meeting on July 21,
2020; 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 undesirable 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;
7. Create a nonconforming lot in the development district in which it exists, except
as allowed in Municipal Code Section 16.48.110.
Item 7.b - Page 7
RESOLUTION NO.
PAGE 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Line Adjustment No. 20-001 as set forth in Exhibit
“B” 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 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 21st day of July, 2020.
Item 7.b - Page 8
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
WHITNEY McDONALD
COMMUNITY DEVELOPMENT DIRECTOR
Item 7.b - Page 9
RESOLUTION NO.
PAGE 4
EXHIBIT “A”
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 20-001
1255 EAST GRAND AVENUE
This approval authorizes a lot line adjustment between the parcels located at 1255 East
Grand Avenue (APN 077-141-025 and 077-141-026).
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 approval for Lot Line Adjustment
20-001.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of July 21, 2020 and marked Exhibit
“B”.
4. This approval shall automatically expire on July 21, 2022 unless the lot line
adjustment is recorded or an extension is granted pursuant to Section 16.12.140
of the Development Code.
5. Future development shall conform to the applicable zoning district requirements
except as otherwise approved.
6. The applicant agrees 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 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.
7. The applicant shall submit all information required by Municipal Code Section
16.20.140.
8. The applicant shall pay processing and plan check fees at the time they are due.
9. The applicant shall have a licensed land surveyor in the State of California
Item 7.b - Page 10
RESOLUTION NO.
PAGE 5
prepare the Lot Line Adjustment on City-approved forms.
10. The Lot Line Adjustment is preferred to be finalized by recording a Lot Line
Adjustment Map, and by subsequent deed transfers.
11. A current preliminary title report shall be submitted to the Community
Development Department prior to checking the final documents.
12. 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.
13. The applicant shall record the 25-foot easement for ingress/egress, drainage,
sewer, and public utilities as shown on the plans marked Exhibit “B”.
Item 7.b - Page 11
Exhibit B