PC 2018-07-17_07b Printz Road LLAMEMORANDUM
MEMORAND
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-005;
LOCATION – 747 PRINTZ ROAD; APPLICANT – BILLY KILMER;
REPRESENTATIVE – JEFF ZAMBO
DATE: JULY 17, 2018
SUMMARY OF ACTION:
Approval of the Lot Line Adjustment will relocate existing property lines so that
the developable parcels are closer to Printz Road, making the resulting parcels
more easily developed and reducing potential hillside development on the
southernmost portion of the property.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Line Adjustment No. 17-005.
BACKGROUND:
The subject properties are located on Printz Road, in a portion of the
neighborhood that is located in the City Limits (Attachment 1). The properties
were created as part of the Parcel Map No. AG 86-210, recorded in 1987
(Attachment 2). The parcels have remained in a single ownership since the
subdivision. The current property owner recently purchased all three (3) lots and
is processing the subject application.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project in April,
2018. Members of the SAC were in support of the project, including the new
access easements and parcel layouts.
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-005
JULY 17, 2018
PAGE 2
ANALYSIS OF ISSUES:
Project Description:
The proposed lot line adjustment will adjust the interior lot lines of three (3)
parcels, resulting in modification of parcel shapes, width, depth, and parcel
areas. The existing parcel dimensions are as follows:
Table 1. Existing Parcel Sizes
Parcel Number Lot Area Lot Width Lot Depth Zoning
Parcel 1 98,010 sq. ft. 229’ 426’ RE
Parcel 2 148,975 sq. ft. 255’ 968’ RE
Parcel 3 103,672 sq. ft. 273’ 1,305’ RE
Currently, all three lots conform to development standards for the RE district
Parcels 2 and 3 are flag lots and have direct access to Printz Road. Existing
access easements crossing Parcels 2 and 3 ensure access to all three parcels,
as there is an existing street tree and public utilities easement preventing Parcel
1 from taking access directly off Printz Road.
The existing residence on Parcel 2 complies with the Development Code for the
RE district, including setbacks and lot coverage. Parcels 1 and 3 are currently
vacant. Parcel 3 is highly sloped, rendering development infeasible in its current
configuration. The parcels resulting from the proposed lot line adjustment are as
follows:
Table 2. Proposed Parcel Sizes
Parcel Number Lot Area Lot Width Lot Depth Zoning
Parcel 1 94,350 sq. ft. 264’ 349’ RE
Parcel 2 92,500 sq. ft. 266’ 346’ RE
Parcel 3 163,588 sq. ft. 268’ 605’ RE
The proposed parcels meet requirements of the Development Code for their
zoning districts, including lot area, lot width, and lot depth (Attachment 2). The
proposed lot line adjustment results in the existing residence being located on
Parcel 3. The structure would be located approximately 4.3 feet from the new
front lot line, rendering the existing structure nonconforming, as the required front
setback is fifty feet (50’) in the RE district.
However, the applicant intends to demolish the existing residence and has
agreed to temporary 50-foot No-Build easements on both sides of the lot line that
divides proposed Parcels 2 and 3. The easements ensure that no new structures
are constructed within fifty feet (50’) of the existing residence, and that any new
construction on either parcel is located at least one hundred feet (100’) from new
construction on the adjacent parcel. This provides a creative solution to allow
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-005
JULY 17, 2018
PAGE 3
both parcels to be developed while maintaining the rural character of the RE
district.
Proposed Parcels 2 and 3 would no longer have direct access to Printz Road,
however 25-foot-wide (25’) access easements on Parcels 1 and 2 would provide
access for Parcels 2 and 3, respectively. This width has been reviewed and
supported by the Five Cities Fire Authority.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
1. Adopt the attached Resolution approving Lot Line Adjustment No. 17-005;
2. Modify and adopt the attached Resolution approving Lot Line Adjustment
No. 17-005;
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. 17-005; or
4. Provide direction to staff.
ADVANTAGES:
Granting the requested lot line adjustment will create three parcels that can be
reasonably developed while protecting the sensitive hillside and rural character of
the RE district.
DISADVANTAGES:
Granting the requested lot line adjustment will cause the existing residential
structure to become nonconforming with the development standards of the RE
district. However, the applicant has proposed a creative solution of temporary no
build easements to ensure the nonconformity is not exacerbated until the existing
home is demolished and brought up to current standards.
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. AG 86-210
3. Proposed Lot Line Adjustment
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 17-005; LOCATED AT 747 PRINTZ
ROAD; APPLIED FOR BY BILLY KILMER
WHEREAS, the subject properties were created by the recordation of Parcel Map AG
86-210; and
WHEREAS, the parcels have been owned by a single property owner at a time since
their creation; and
WHEREAS, the applicant has filed Lot Line Adjustment No. 17-005 to adjust lot lines
between the three (3) parcels, maintaining a total of three (3) 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 project at its meeting on July 17,
2018; 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.
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. 17-005 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 17th day of July, 2018.
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
MATTHEW DOWNING,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 4
EXHIBIT “A”
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 17-005
747 PRINTZ ROAD
This approval authorizes a lot line adjustment between portions the parcels located at 747
Printz Road (APNs 007-781-050, -051, and -052).
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
17-005.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of July 17, 2018 and marked Exhibit
“B”.
4. This approval shall automatically expire on July 17, 2020 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.
ENGINEERING DIVISION CONDITIONS:
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.
RESOLUTION NO.
PAGE 5
9. The applicant shall have a licensed land surveyor in the State of California
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. Prior to Recordation of the Lot Line Adjustment, the applicants shall fully
execute the Temporary No-Build Easement Agreement or similar document to
the satisfaction of the City Attorney, and provide proof of recordation with the
County of San Luis Obispo to the Community Development Director.
12. A current (within the last six (6) months) preliminary title report shall be submitted
to the Community Development Department prior to checking the final
documents.
13. 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.
RECEfVED
MAY 2 5 2018
EXHIBIT "B"
LOT LINE ADJUSTMENT NO.
LEGAL DESCRIPTION;
THE LAND REFERRED TO HEREIN IS
SITUATED IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF
CAUFORNIA, DESCRIBED AS FOLLOWS:
PARCELS 1, 2 AND 3 OF PARCEL MAP AG
86-210, IN THE CITY OF ARROYO GRANDE,COUNTY OF SAN LUIS OBISPO, STATE OFCALIFORNIA, ACCORDING TO MAP RECORDED
JUNE 2, 1987 IN BOOK 41, PAGE 62 OFPARCEL MAPS.
ALL SAID DOCUMENTS ARE OFFICIAL RECORDS IN THE OFFICE OF THE SAN LUIS
OBISPO COUNTY RECORDER.
BASIS Of BEARING;
ALL BEARINGS AND DISTANCES SHOWN
HEREON ARE RECORD OR CALCULATED FROM
RECORD INFORMATION PER PARCEL MAP i!G
86-210 11 RECORDED JUNE 2, 1987 IN
BOOK 41 OF MAPS AT PAGE 62 IN TH
COUNTY OF SAN LUIS OBISPO RECORDERSOFFICE.
VICINITY MAP NO SCALE
•THIS PLAT IS f'OR ILLUSTRATIVE PURPOSES ONLY-
COMMUNITY DEVELOPMENTOF ARROYO GRANDE
1.ASSESSOR'S PARCEL NUMBERS:
007-781-050, 007-781-051, 007-781-0522.ADDRESS: 747 PRINTZ ROAD, ARROYO GRANDE,CA 93420
3.SEWER: PRIVATE/SEPTIC
4.WATER: PRIVATE/WELL
5.POWER: PACIFIC GAS AND ELECTRIC CO.
6.GAS: PRIVATE/PROPANE7.CABLE· BRIGHTHOUSE NETWORKS8.TELEPHONE: AT&T
9.TOTAL AREA: 8.04 ACRES (GROSS)
EXISTING LAND USE.· RESIDENTIAL EXISTING ZONING: RESIDENT/AL
EXISTING GENERAL: RESIDENTIAL
OWNERS;
BILLY KILMER, A MARRIED MAN AS HIS SOLE
AND SEPARATE PROPERTY, AS TO PARCELS 1 AND 3; AND BILLY KILMER AND AMY KNUPP KILMER, HUSBAND AND WIFE AS COMMUNITY
PROPERTY WITH RIGHT OF SURVIVORSHIP, AS TO PARCEL 2.
844 ROBIN CIRCLE,
ARROYO GRANDE, CA 93420
LAND SURVEYOR;
DIVERSIFIED PROJECT SERVICES INTERNATIONAL
1998 SANTA BARBARA AV£ SUITE 120 SAN LUIS OBISPO, CA. 93401
(805} 250-2891 CONTACT: JEFFREY ZAMBO jzamboOdpsiinc.com
DPS/ JOB/170568
SHEET 1 Of' 5
EXHIBIT "B"
ATTACHMENT 1
Subject Properties
ATTACHMENT 2
RECEfVED
MAY 2 5 2018
EXHIBIT "B"
LOT LINE ADJUSTMENT NO.
LEGAL DESCRIPTION;
THE LAND REFERRED TO HEREIN IS
SITUATED IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF
CAUFORNIA, DESCRIBED AS FOLLOWS:
PARCELS 1, 2 AND 3 OF PARCEL MAP AG
86-210, IN THE CITY OF ARROYO GRANDE,COUNTY OF SAN LUIS OBISPO, STATE OFCALIFORNIA, ACCORDING TO MAP RECORDED
JUNE 2, 1987 IN BOOK 41, PAGE 62 OFPARCEL MAPS.
ALL SAID DOCUMENTS ARE OFFICIAL RECORDS IN THE OFFICE OF THE SAN LUIS
OBISPO COUNTY RECORDER.
BASIS Of BEARING;
ALL BEARINGS AND DISTANCES SHOWN
HEREON ARE RECORD OR CALCULATED FROM
RECORD INFORMATION PER PARCEL MAP i!G
86-210 11 RECORDED JUNE 2, 1987 IN
BOOK 41 OF MAPS AT PAGE 62 IN TH
COUNTY OF SAN LUIS OBISPO RECORDERSOFFICE.
VICINITY MAP NO SCALE
•THIS PLAT IS f'OR ILLUSTRATIVE PURPOSES ONLY-
COMMUNITY DEVELOPMENTOF ARROYO GRANDE
1.ASSESSOR'S PARCEL NUMBERS:
007-781-050, 007-781-051, 007-781-0522.ADDRESS: 747 PRINTZ ROAD, ARROYO GRANDE,CA 93420
3.SEWER: PRIVATE/SEPTIC
4.WATER: PRIVATE/WELL
5.POWER: PACIFIC GAS AND ELECTRIC CO.
6.GAS: PRIVATE/PROPANE7.CABLE· BRIGHTHOUSE NETWORKS8.TELEPHONE: AT&T
9.TOTAL AREA: 8.04 ACRES (GROSS)
EXISTING LAND USE.· RESIDENTIAL EXISTING ZONING: RESIDENT/AL
EXISTING GENERAL: RESIDENTIAL
OWNERS;
BILLY KILMER, A MARRIED MAN AS HIS SOLE
AND SEPARATE PROPERTY, AS TO PARCELS 1 AND 3; AND BILLY KILMER AND AMY KNUPP KILMER, HUSBAND AND WIFE AS COMMUNITY
PROPERTY WITH RIGHT OF SURVIVORSHIP, AS TO PARCEL 2.
844 ROBIN CIRCLE,
ARROYO GRANDE, CA 93420
LAND SURVEYOR;
DIVERSIFIED PROJECT SERVICES INTERNATIONAL
1998 SANTA BARBARA AV£ SUITE 120 SAN LUIS OBISPO, CA. 93401
(805} 250-2891 CONTACT: JEFFREY ZAMBO jzamboOdpsiinc.com
DPS/ JOB/170568
SHEET 1 Of' 5
ATTACHMENT 3