PC 09.b. LLA - 165 PineMEMORANDUM
MEMORAND
TO: PLANNING COMMISSION
FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: HALEIGH KING, PLANNING INTERN
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 15-001;
LOCATION – 165 AND 169 PINE STREET; APPLICANT –
RONALD GLAHN; REPRESENTATIVE – TRICIA KNIGHT
DATE: APRIL 7, 2015
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Line Adjustment 15-001.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
LOCATION:
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 15-001
APRIL 7, 2015
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BACKGROUND:
The applicant and current owners of Parcel 1 have submitted an application for a
lot line adjustment between (2) parcels in the Single Family (SF) zoning district.
The proposed lot line adjustment would eliminate the eastern 68 feet of the
interior side lot line between the two properties and relocate the lot line to the
rear of Parcel 2, transferring approximately 3,560 square feet from Parcel 2
(APN 077-172-004) to Parcel 1 (APN 077-172-022).
ANALYSIS OF ISSUES:
The proposed lot line adjustment would not result in either lot becoming non-
conforming; both lots would still meet minimum requirements for lot size (7,200
square feet), and depth (100’). The proposed lot line adjustment would provide
the applicant with additional parking and turnaround space on Parcel 1. The
existing fence along the existing lot line to be relocated would be moved to the
new lot line. The existing side setbacks for Parcel 2 do not meet the current
zoning development standards; however, this legally nonconforming situation will
not be made worse with the lot line adjustment. The proposed changes to the lot
line maintain zoning development standards for existing structures that may be
affected, specifically the storage structure at the rear of Parcel 2.
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 15-001
APRIL 7, 2015
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AL TERNATIVES:
The following alternatives are provided for the Commission’s consideration:
Adopt the attached Resolution approving Lot Line Adjustment 15-001; or
Modify and adopt the attached Resolution approving Lot Line Adjustment
15-001; or
Do not adopt the attached Resolution and direct staff to return with a
revised Resolution with supporting findings to deny Lot Line Adjustment
15-001; or
Provide direction to staff.
ADVANTAGES:
Approving the lot line adjustment would provide easier vehicle access and
turnaround space to the applicant and property owner at 165 Pine Street.
DISADVANTAGES:
Staff has not identified any disadvantages in approving the requested lot line
adjustment.
ENVIRONMENTAL REVIEW:
Staff has reviewed the proposed project in compliance with the California
Environmental Quality Act (CEQA) Guidelines and has determined that the
proposed project is categorically exempt per Section 15305 (a) of the Guidelines
regarding minor lot line adjustments. If the Planning Commission does not agree
that this determination is appropriate, project approval cannot be considered at
this time.
PUBLIC NOTICE AND COMMENT:
Per Municipal Code Table 16.12.030-B, public hearings are not required for lot
line adjustments.
The agenda and staff report were posted at City Hall and on the City’s website on
April 3, 2015.
ATTACHMENTS:
1. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT 15-001; LOCATED AT 165 (APN 077-172-
022) AND 169 (APN 077-172-004) PINE STREET; APPLIED
FOR BY RONALD GLAHN
WHEREAS, the applicant has applied for a lot line adjustment to move the last 68 feet of
the existing interior side lot line to the rear of 169 Pine Street, transferring approximately
3,560 square feet from 165 Pine (APN 077-172-022) to 169 Pine (APN 077-172-004).
WHEREAS, Municipal Code Table 16.12.050 (B) requires that lot line adjustments be
reviewed by the Planning Commission; and
WHEREAS, the Planning Commission reviewed the project at its meeting on April 7,
2015; and
WHEREAS, the Planning Commission has found that this project is consistent with the
City’s General Plan and Development Code; and
WHEREAS, the Planning Commission has reviewed this 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 has determined that the
project is categorically exempt per Section 15305 of the Guidelines; 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;
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7. Create a nonconforming lot in the development district in which it exists,
except as allowed in Section 16.48.110 of this title.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Line Adjustment 15-001, 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 April 7, 2015
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 7th day of April 2015.
ATTEST:
_______________________________ ___________________________
DEBBIE WEICHINGER LAN GEORGE
COMMISSION CLERK CHAIR
AS TO CONTENT:
_______________________________
TERESA MCCLISH, AICP
COMMUNITY DEVELOPMENT DIRECTOR
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EXHIBIT “A”
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 15-001
165 AND 169 PINE STREET
This approval authorizes an adjustment of the lot line between the properties located at
165 and 169 Pine Street.
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
15-001.
3. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at their meeting on April 7, 2015 and marked Exhibit “B”.
4. This approval shall automatically expire on April 7, 2017 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 requi rements
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:
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 Certificate of Compliance for the Lot Line Adjustment.
9. The Lot Line Adjustment shall be finalized by recording Certificates of
Compliance or a Lot Line Adjustment Map, and by subsequent deed transfers.
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10. A current 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.
12. A Certificate of Compliance for Lot Line Adjustment shall be recorded with all
pertinent conditions of approval satisfied prior to issuing a building permit.