PC 2017-03-21_07b LLA 17-001 Pearwood AvenueMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT 17-001; LOCATION -
217 PEARWOOD AVENUE AND 212 GULARTE ROAD; APPLICANT -
JENNIFER BOBELL; REPRESENTATIVE -JAMES COOPER,
GARING, TAYLOR & ASSOCIATES
DATE: MARCH 21, 2017
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving Lot Line
Adjustment No. 17-001.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT 17-001
MARCH 21, 2017
PAGE2
The project site is located on Pearwood Avenue and is zoned Residential Hillside
(Attachment 1 ). Single family homes currently occupy both lots. The applicant is
requesting the lot line adjustment in order to gain additional land to construct a
secondary dwelling unit upon.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on February 22,
2017. Members of the SAC discussed items related to the project, including the
steepness of the modified lot. Overall, members of the SAC were in support of the
project.
ANALYSIS OF ISSUES:
Lot Line Adjustment
The proposed lot line adjustment will adjust the rear property line of 217 Pearwood
Avenue by 103' towards the southwest. The new portion of the property will widen once
past the rear property line of 215 Pearwood Avenue and reach over to 570 Lemon
Lane. The existing parcels are as follows:
Table 1. Existing Parcel Sizes
Parcel ·Number LotArea · Lot Width Lot Depth .Zoning
217 Pearwood 9,070 sq. ft. -71.56' -121.89' RH
Avenue
212 Gularte 100,623 sq. ft. -225.72' -445.79' RH
Road
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
217 Pearwood 29,760 sq. ft. -133.59' -224.81' RH
Avenue
212 Gularte 79,993 sq. ft. -225.46' -354.63' RH
Road
217 Pearwood Ave does not currently meet the minimum lot size of 49,000 sq. ft. as
required in the Residential Hillside zoning district. The lot line adjustment will not bring
the lot into conformance with the minimum lot size standards. However, it will reduce
the non-conforming parcel size by a significant amount. 217 Pearw~)Qd Ave meets all
other Development Code requirements, including lot width, depth, and maximum
average slope. 212 Gularte Road meets all applicable Development Code
requirements.
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT 17-001
MARCH 21, 2017
PAGE 3
Access
No changes to access are proposed nor will any changes to access be required. The
proposed secondary dwelling unit will be accessed through the recorded Access
Easement currently providing access to 217 Pearwood.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission's consideration:
• Adopt the attached Resolution approving Lot Line Adjustment 17-001;
• Modify and adopt the attached Resolution approving Lot Line Adjustment 17-001;
• 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 construction of a secondary dwelling unit at 217
Pearwood Avenue.
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. Vicinity Map
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 17-001; LOCATED AT 217
PEARWOOD AVENUE AND 212 GULARTE ROAD;
APPLIED FOR BY JENNIFER BOBELL
WHEREAS, the applicant has filed Lot Line Adjustment 17-001 to modify interior property
lines between 217 Pearwood Avenue and 212 Gularte Road; 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 March 21, 2017; 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 interior lot lines and will not
create any new lots.
2. Include any lots or parcels created illegally;
All lots associated with Lot Line Adjustment 17-001 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 217 Pearwood exists through a recorded Access Easement that
will also provide access to the proposed secondary dwelling unit and 212
Gularte Road is accessed from Gularte Road, therefore not creating a
need for any new access to adjacent lots or parcels.
J
4. Impair any existing easements or create a need for any new easements
serving adjacent lots or parcels;
The proposed lot line adjustment does not impair existing easements or
create a need for any new easements serving adjacent lots.
RESOLUTION NO.
PAGE2
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, besides
minimum lot size for 217 Pearwood, which will be brought closer to
conformance.
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
because no access or utility easements will be impaired.
7. Create a nonconforming lot in the development district in which it exists,
except as allowed in Municipal Code Section 16.48.110.
The lots resulting from the proposed lot line adjustment will meet all
applicable development standards for the Residential Hillside zoning
district, besides minimum lot size for 217 Pearwood, which will be brought
closer to conformance with Municipal Code standards.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Line Adjustment 17-001, as presented to the
Planning Commission on March 21, 2017 and as shown 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 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 March, 2017.
RESOLUTION NO.
PAGE 3
LAN GEORGE, CHAIR
ATTEST: ~
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE4
EXHIBIT "A"
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 17-001
217 PEARWOOD AVENUE AND 212 GULARTE ROAD
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. 17-001.
3. The project shall substantially conform to the plans on file in the Community
Development Department, dated February 8, 2017.
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.
RESOLUTION NO.
PAGE 5
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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