PC 2017-09-19_7c LLA 17-003 South HalcyonMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-003; LOCATION -
124 S. HALCYON ROAD; APPLICANT -RICHARD & ROBERTA RAMIREZ;
REPRESENTATIVE -MARK VASQUEZ, DESIGN GRAPHICS
DATE: SEPTEMBER 19, 2017
RECOMMENDATION:
It is recommended the Planning Commission adopt a Resolution approving Lot Line
Adjustment 17-003.
SUMMARY OF ACTION:
Take action to approve a lot line adjustment between commercial properties on S. Halcyon
Road.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No impact on financial or personnel resources identified.
BACKGROUND:
The subject properties are located on S. Halycon Road and behind the property at 995 E.
Grand Avenue (Attachment 1). The subject properties are zoned Office Mixed-Use (OMU)
and Fai Oaks Mixed-Use (FOMU) respectively. The property owner of 124 S. Halcyon Road
recently had a survey conducted on the property and learned that the existing commercial
structure built on the back of the site is constructed over the rear property line. As such, the
two property owners have negotiated for a five foot (5') lot line adjustment to rectify the
property line issue.
Staff Advisory Committee
The Staff Advisory Committee (SAC) considered the proposed project. Members of the
SAC were in support of the project as proposed.
ANALYSIS OF ISSUES:
The proposed lot line adjustment will adjust property lines between (2) lots, resulting in the
same number of lots after the adjustment. The existing parcels are as follows:
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-003
SEPTEMBER 19, 2017
PAGE2
T bl 1 E . f P I s· a e XIS mg arce 1zes
Parcel Number Lot Area Lot Width lot Depth
Parcel A 19,614 sq. ft. 85' at area 185'
of LLA
Parcel B 9,350 sq. ft. 50' 172'
Zoning
FOMU
OMU
Currently, Parcels B is nonconforming for lot area and lot width requirements of the OMU
zoning district. The parcels resulting from the proposed lot line adjustment are as follows:
Table 2. Proposed Parcel Sizes
Parcel Number Lot Area LotWid.th Lot Depth Zoning
Parcel A 9,087 sq. ft.± 80' at area 185' FOMU
of LLA
Parcel B 9,600 sq. ft.± 50' 177' OMU
While the proposed Parcel B will remain nonconforming for lot area and lot width, the
proposed Lot Line Adjustment will address the issue of the building being placed over a
property line.
ALTERNATIVES:
The following alternatives have been identified for the Commission's consideration:
1. Adopt the attached Resolution approving Lot Line Adjustment No. 17-003;
2. Modify and adopt the attached Resolution approving Lot Line Adjustment No. 17-
003;
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.
17-003; or
4. Provide direction to staff.
ADVANTAGES:
Approving the proposed lot line adjustment will result in the existing commercial building to
be fully contained on a single parcel ..
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental Quality Act
(CEQA), the State CEQA Guidelines, and the Arroyo Grande Procedures for the
Implementation of CEQA and was determined to be exempt per Section 15305(a) of the
CEQA Guidelines regarding minor lot line adjustments not resulting in creation of any new
parcel.
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 17-003
SEPTEMBER 19, 2017
PAGE 3
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City's website in accordance with Government
Code Section 54954.2. At the time of report publication, no comments had been received.
Attachments:
1. Lot Line Adjustment Map
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 17-003; LOCATED AT 124 S.
HALCYON ROAD; APPLIED FOR BY RICHARD AND
ROBERTA RAMIREZ
WHEREAS, the applicant proposes to adjust lot lines between two (2) parcels in the
area of S. Halcyon Road; 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 September
19, 2017; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA) and has determined that the project is
exempt per Section 153005(a) of the CEQA Guidelines; 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 17-003, 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
September 19, 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 19th day of September, 2017.
GLENN MARTIN, CHAIR
ATTEST:
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA McCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 3
EXHIBIT "A"
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 17-003
124 S. HALCYON ROAD
This approval authorizes a lot line adjustment between portions of APN 077-223-064 and
APN 077-223-042.
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
17-003.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of September 19, 2017 and marked
Exhibit "B".
4. This approval shall automatically expire on September 19, 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 shall comply with all provisions of Municipal Code Section
16.20.150.
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 pay all applicable fees at the time they are due.
8. A current preliminary title report shall be submitted to the Community
Development Department prior to checking the final documents.
RESOLUTION NO.
PAGE4
9. It is the City's preference that the Lot Line Adjustment be recorded via map but
can also be recorded via a certificate of compliance in compliance with the
Subdivision Map Act.
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.
11. It is recommended that an agreement between the property owners be recorded
allowing for the maintenance of the building from the rear.
PROJECT INFORMATION DATE OF PROJECT: MARCH 2017 PROJECT SIZE: 0.65 Acres, 28,162 Sqft NUMBER OF LOTS 2 EXISTING/Z PROPOSED PROPOSED USAGE: PROPOSED PARCEL A..COMMERCIAL PROPOSED PARCEL B-COMMERCIAL I I I PREPARED BY: 5/01/2017 ------:_,o'!t l,l:Jj> ------------------PROPOSED PARCEL A LOT AREA TABLE OWNER: KENT ALLEN APN: 077-223-064 PROJECT ADDRESS: SO. HALCYON ROAD, ARROYO GRANDE, CA 91420 MAILING ADDRESS: P.O. BOX 249, NIPOMO, CA 93444 PHONE: 415-797-2306 PROPOSED PARCEL B OWNER: RJCHARD R. AND ROBERTA J. RAMIREZ APN: 077-223-042 PROJECT ADDRESS: 124 SO. HALCYON ROAD, ARROYO GRANDE, CA 93420 MAIUNG ADDRESS: 4210 LANTANA CT, SANTA MARIA, CA 93455 PHONE: 805-720-3743 i~I I rt I 1) I! _I _ _L-~ 25'EAS!:MENT ;q~~tl!lOWAV PU~POSES -+ I I I ~ i ) ~ z ~ "' PROPERlY PROPOSED PCL A APN 077-223-064 PROPOSED PCL B APN 044-223-042 PROPOSED PCL B APN 044-223-042 I _l I EXISTING 0.4SOAC 19,614 SF 0.19BAC 8,611SF 0.215AC 9,3SOSF _J_ -1 l I I N89°43'30''E l\J2.00' ------------------l~/' L I ~ ------------------I / ~l_ ---------I I PROPOSED ! CHANGE 0.445 AC 1 9,364 SF I 250 SF LOSS 0.203AC 8,861 SF ! 250 SF GAIN O.ZOAC 9,600 SF ] 250 SF GAIN I I! [ __ I kJ ,, \ I 0 \ <( \\1 ~ l~ :c 1~ I I I I ---------VICINITY MAP NOTTO SCALE j lfil ""+'" ~ ~ 40 02040 so I I ----.. -.....J 1 INCH "'40 FEET ~ (XXXX') EX!ST!NG DlMfNS!ONS XX.XX' PROPOSED DfMfNS!ONS ---15-MAJOR CONTOUR INTERVAL ---14-MINOR CONTOUR INTERVAL PROPERTY LINE BEING El!MINATEO PROPERTY LINE BFING ADDED ---BUllOING UNE" CENTERLINE ---FE.NCELINE(FNL) ~ WEEPLINE AC ASPHALT CLF CHA!N LINK FENCE D/W DRIVEWAY WW WALKWAY PROJECT BENCHMARK AG BM N0.48-BRASS CAP LOCATED ATTHE NW CORNER OF ALDER & SUNSET DRIVE. ELEV"' 112.84' (CITY OF ARROYO GRANDE DATUM) AG SM NO. 54-BRASS CAP LOCATED AT THE SE CORNER OF E. GRANO AVE & HALCYON ROAD ELEV= 114.34' (CITY OF ARROYO GRANDE DATUM) (j Stantec ~o= "(:o~ ~=-~l&m.~~ Exhibit 11811 BEING PARCEL 1 OE PM AG 73'468 (13 PM 14) TOGETHER WITH A PORTION OE LOT 2 OE THE FOLSOM TRACT (B MB 7S) City of Arroyo Grande State of California MAY2017 SHEET10F1