PC 2017-10-03 7b MER 17-004 CornwallMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF LOT MERGER 17-004; LOCATION – 505
CORNWALL AVENUE; APPLICANT – KEVIN HUNSTAD
DATE: OCTOBER 3, 2017
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Merger 17-004.
SUMMARY OF ACTION:
Take action to approve a Lot Merger between two existing legally non -
conforming lots.
IMPACT TO FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
The proposed project consists of merging two (2) existing underlyin g lots at 505
Cornwall Avenue. The Western Addition (Attachment 2) in 1894 subdivided the
existing lot, among others, into a series of 25’x125’ rectangular lots. These
25’x125’ lots have been informally combined and packaged into a series of larger
lots since the original subdivision. 505 Cornwall, in its current configuration, is a
collection of four (4) of these lots (Attachment 3), Lots 17-20 in block 4 of the
Western Addition. A single family home, detached garage, and assorted
accessory structures currently exist scattered throughout the property. The
County Tax Assessor currently recognizes the legal lot line separating Lot 20,
while assessing Lots 17-19 as one parcel spanning the remainder of the
property. Existing structures span the property line separating Lot 20 from Lots
17-19. The City acknowledges the existence of all four (4) lots as having been
legally created as part of the Western Addition.
ANALYSIS OF ISSUES:
The applicant proposes to merge Lots 17 and 18 into one 50’x125’ lot in order to
provide for more orderly future development of the site. The applicant intends to
demolish all existing structures on site and develop two (2) narrow homes on
PLANNING COMMISSION
CONSIDERATION OF LOT MERGER 17-004
OCTOBER 3, 2017
PAGE 2
Lots 19 and 20, and will propose a new single family home at a later date on the
merged lot. Although the merged lot will not meet the minimum width of seventy
feet (70’) or minimum lot size of 7,200 square feet as required in Arroyo Grande
Municipal Code (AGMC) Section 16.32.050, the merged lot will combine two (2)
legally created non-conforming lots into one (1) non-conforming lot closer to
being in conformance with AGMC development standards.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
Adopt the attached Resolution approving Lot Merger 17-004;
Modify and adopt the attached Resolution approving Lot Merger 17-004;
Do not adopt the attached Resolution and provide direction to staff
regarding specific findings for denial of Lot Merger 17-004; or
Provide direction to staff.
ADVANTAGES:
The proposed project will legally merge two non-conforming lots into a lot size
more properly suited for traditional single-family development.
DISADVANTAGES:
None identified by staff.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental
Quality Act (CEQA) and determined to be exempt per Section 15061(b)(3) of the
CEQA Guidelines regarding projects where it can be determine d with absolute
certainty that no significant impact will occur.
PUBLIC NOTICE AND COMMENT:
Per Municipal Code Section 16.12.030(B), a public hearing is not required for
approval of a lot merger.
The Agenda was posted at City Hall and on the City's websi te in accordance with
Government Code Section 54954.2. No comments have been received.
ATTACHMENTS:
1. Location Map
2. Western Addition Map
3. Assessor’s Map
4. Project Plans (available for public review at City Hall)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT
MERGER 17-004; LOCATED AT 505 CORNWALL DRIVE;
APPLIED FOR BY KEVIN HUNSTAD
WHEREAS, the applicant proposes to merge two legally non-conforming underlying lots
located at 505 Cornwall Avenue; and
WHEREAS, Municipal Code Table 16.12.030 (B) requires that lot mergers be reviewed
by the Planning Commission; 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 determined the project
exempt per Section 15061(b)(3) of the CEQA Guidelines regarding projects where it can
be determined with absolute certainty that no significant impact will occur.
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed meeting on October 3, 2017; and
WHEREAS, the Planning Commission finds, after due study and deliberation, that the
merger is consistent with the City’s General Plan and Development Code.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Lot Merger 17-004 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 motion by Commissioner _______, seconded by Commissioner _______, and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 3rd day of October, 2017.
RESOLUTION NO.
PAGE 2
_______________________________
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 MERGER 17-004
LOCATED AT 505 CORNWALL AVENUE
COMMUNITY DEVELOPMENT DEPARTMENT
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 applicable conditions of approval for Lot Merger
17-004.
3. The applicant shall agree to indemnify and defend 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.
4. This approval shall automatically expire on October 3, 2019 unless the merger is
recorded or an extension is granted pursuant to Section 16.12.140 of the Municipal
Code.
5. The applicant shall comply with all provisions of Municipal Code Section
16.20.150.
6. The applicant shall pay all applicable fees at the time they are due.
7. A current preliminary title report shall be submitted to the Community Development
Department prior to checking the final documents.
8. It is the City’s preference that the Notice of Merger be recorded via map but it may
also be recorded via a certificate of compliance in compliance with the Subdivision
Map Act. All pertinent conditions of approval shall be satisfied prior to issuance of
any building permit.
RESOLUTION NO.
PAGE 4
9. If the merger is recorded via a map, 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. If the merger is recorded via a certificate of
compliance, information from the tax collector’s office shall be provided to show
that there are no unpaid taxes or special assessments against the property.
SYMBOL LEG EN D:
~ I I I I ~ I I I
WATER METER
PG&E BO X
CABLE T. V. BOX
PAC IFI C BE LL BOX
WATER VA LVE
RETAINING WALL
FE NCE LINE
STRE ET LI GHT
BRICK WALK
FIRE HYDRANT
AB B REVIAT IONS :
AC ASPHALT CONCRETE
BM BENCH MARK
BLDG BU ILDING
SSW BACK OF SIDEWALK
CO CLEAN OUT
DW DRIVE WAY
EG EXISTING GRADE
EP EDGE OF PAV EMENT
ETW EDGE OF TRAVELED WAY
FD FOU ND
FL FLOWLINE
FF FINI SHED FLOOR
FSW FRONT OF SIDEWA LK
GR GRASS
GRE ED GE OF GRASS
GM GAS METER
IP IRON PIPE
GB GRADE BREAK
LT LIGHT
MH MAN HOLE
PP POWER POLE
SNF SEARC H FOR. NOT FOUN D
TC TOP OF CURB
TG TOP OF GRA TE
TW TOP OF WALL
WM WATER METER
WV WATER VAL VE
(E) EX ISTING
MAP DISC LAI ~1 l RS :
1. ONLY THE SURFACE EVIDENCE OF UND ERGROUN D
UTILITIES HAVE BEEN MEASUR ED IN THE FI ELD ON THIS
SURVEY. IF APPRO XI MATE UNDERGROUND ALIGNMENTS ARE
SHOWN, I MAKE NO GUARAN TE E A S TO THE ACTUAL
LOCATION , TYPE , OR DEP TH OF THOSE UNDERGROUN D
UTILITIES. CA LL UNDERGROUND SERV IC E AL ERT (USA) AT
1-800-642-2444 TO VERIFY THE ACTUAL LOCATION OF
UTILITIES PRIOR TO ANY EXCAVATION. THE SURVEYOR ALSO
HAS MADE NO INVESTIGATION AS TO SUBSURFACE
EN VIRO NMEN TAL COND I TIONS THAT WOULD AFFEC T THE USE
OR DEVELOPMENT OF THIS PROPERTY.
2. IT WILL BE THE ARCHITEC T'S RESP ONSIBILITY TO VERIFY
SETBACK AND HEIGHT RESTRICTIONS WI TH TH E LOCAL
GOVERNING AGE NCY.
3. CDS WILL NOT BE LIABL E FOR EL ECTRO NIC VERSIONS OF
THIS MAP PROVIDED TO OTHE R PARTIES
4. THE BOUNDARY LINES SHOWN HEREON ARE
APPROXIMATE. THESE LINES WERE COMPILED FROM RECORD
INFORMATION. BOUNDARY Lll~E S SHOWN ARE APPR OXI MATE
AND WILL NEED TO BE FIELD VERIFIED PRIOR TO
CONSTRUCTION OF ANY FOUNDATION BASED ON SPECIF IC
AGENCY SETBACK REQUIREMENTS.
APN
006-017-005,018
BEN CHM.A RK
T.B.M.ASSUMEO ELEVATION
TO P OF SEWER MANHOLE
SHOWN HEREON ELEVATION= 100.00
SITE ADDRESS
505 CORN WALL A VE
ARROYO GRANDE, CA 93420
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NOTE: ALL BUILDINGS AND TREES ARE TO BE REMOVED
OAK STREET
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VOLUNTARY MERGER
OF LOT 17 AND LOT 18, BLOCK 4
OF THE WESTERN ADDITION TO THE
TOWN OF ARROYO GRANDE PER MAP
BOOK B AT PAGE 10,
IN THE CITY OF ARROYO GRANDE,
COUNTY OF SAN LUIS OBIPSO,
STATE OF CALIFORNIA
1
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JULY 2017 8/21/2017
GRAPIDI SCALE
RECEIVED
SEP 2 6 2017
COMMUNITY DEVELOPMENT
CITY OF ARROYO GRANDE
1 -~ ~~~ 0 II 10 I 20 40
( IN FEET )
I inch= 10 ft.
P.0.BOX207 CIVIL DESIGN
SOLUTIONS
ARROYO GRAllfDE, CA 9342/
805 621-3050
ROBrJ!i,CIV!lD f.:SJCN-SOLUTJ(Jl\'S.COA!
VOLUNTARY MERGER
505 CONW ALL A VENUE
CITY OF ARROYO GRA,VDE
COUNTY OF SAN LUJS OBISPO, STATE OF CAL!l"ORNJA
DESIGI'VIDRA WlV: CITY PLA!•l
CHECK:
JOB No.: C'ITY WO. A'o.
CALIFORNIA COO R DfJ1lATES:
bAli
~EET
•.......................................................................................................................................................................................................................................... .i.;N;.. ............ iE ................................ -"1 1 SHEE1S
505 Cornwall
REVISIONS
/.S. DATE
NA 03-19-04
05-070 07-13-04
09-086 06-17-08
12-137 02-29-12
NA 07-31-14
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LG THIS MAP IS PREPARED FOR
02-22-00 ASSESSMENT PURPOSES ONLY.
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WESTERN ADDITION, R.M. Bk. B , Pg. 10.
CITY OF ARROYO GRANDE
ASSESSOR'S MAP6 COUNTY OF
SAN LUIS OB/SP , CA.
BOOK 006 PAGE 1 7