2021-09-07_7b Lot Line Adjustment 1200 E GrandMEMORANDUM
MEMORAND
TO: PLANNING COMMISSION
FROM: BRIAN PEDROTTI, COMMUNITY DEVELOPMENT DIRECTOR
BY: ANDREW PEREZ, ASS OCIATE PLANNER
SUBJECT: CONSIDERATION OF LOT LINE ADJUSTMENT NO. 21-003;
LOCATION – 1200 EAST GRAND AVENUE; APPLICANT –
JAMES MOTTER; REPRESENTATIVE – JAMES COOPER,
GARING, TAYLOR AND ASSOCIATES
D ATE: SEPTEMBER 7, 2021
SUMMARY OF ACTION:
Approval of the Lot Line Adjustment will relocate an existing property line
between two (2) parcels on East Grand Avenue and Brisco Road.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Lot Line Adjustment No. 21-003.
BACKGROUND:
The subject properties are located on the northwest corner of East Grand
Avenue and Brisco Road. Both properties are zoned Gateway Mixed-Use (GMU)
(Attachment 1). The two existing parcels were originally portions of lots 11, 13,
and 15 of the Folsom Tract, recorded in 1891. The existing parcel boundaries
were confirmed through the issuance of certificates of compliance in 2005. The
applicant is requesting a Lot Line Adjustment to be more conducive to the
existing topography, access, and usage of the properties. The proposed lot line
would neatly separate the commercial uses located in the complex at the corner
of E. Grand Avenue and Brisco Road, from the storage yard on the corner of
Brisco Road and Linda Drive.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on August
26, 2021, and discussed issues related to access and parking. Members of the
SAC were supportive of the project and recommended approval to the Planning
Commission.
Item 7.b - Page 1
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 21-003
SEPTEMBER 7, 2021
PAGE 2
ANALYSIS OF ISSUES:
Project Description:
The proposed Lot Line Adjustment will result in a modification of parcel shapes,
width, depth, and parcel areas (Attachment 2). The existing parcel dimensions
are as follows:
Table 1. Existing Parcel Sizes
Parcel Number Lot Area Max Width Max Depth Zoning
Parcel 1 4.18 acres. 737.88 ft. 414.39 ft.’ GMU
Parcel 2 2 acres. 367.22 ft. 347.75 ft. GMU
Both parcels meet the requirements for minimum lot size, width, and depth for
parcels in the GMU zone. The existing commercial uses on both parcels meet
the Development Code requirements for the district, including standards for front
and rear setbacks, lot coverage, floor-area ratio, parking, and building size.
A total of 0.92 acres, or approximately 40,075 square feet will be exchanged as a
result of this proposal. The lot line adjustment would result in the lot sizes as
shown in Table 2 below.
Table 2. Proposed Parcel Sizes
Parcel Number Lot Area Max Width Max Depth Zoning
Parcel 1 5.10 acres. 737.88 ft. 509.14 ft. GMU
Parcel 2 1.08 acres 328.42 ft. 252.76 ft. GMU
Each of the parcels and the existing buildings would remain in conformance with
all development standards for the zoning district if the lot line adjustment were to
be approved.
Standards for Approval
The Municipal Code states that the Planning Commission shall approve or
conditionally approve a lot line adjustment if it does not:
• Create any new lots
• Include any lots or parcels created illegally
• Impair any existing access or create a need for access to any adjacent
lots or parcels
• Impair any existing easements or create a need for any new easements
serving adjacent lots or parcels
• Constitute poor land planning or undesirable lot configurations due to
existing environmental conditions or current zoning development
standards;
• Require substantial alteration of any existing improvements or create a
need for any new improvements; or
Item 7.b - Page 2
PLANNING COMMISSION
CONSIDERATION OF LOT LINE ADJUSTMENT NO. 21-003
SEPTEMBER 7, 2021
PAGE 3
• Create a nonconforming lot in the development district in which it exists.
The lot line adjustment application proposes to adjust the size of two legal
parcels and would not create a new lot. The existing access would remain viable
and adequate for each parcel and would not impair the two existing easements
recorded over the properties. The proposal creates a logical division between the
existing land uses and does not necessitate any improvements as a result of the
lot line adjustment. The proposed application meets the criteria for approval;
therefore, staff recommends approval of the lot line adjustment.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
1. Adopt the attached Resolution approving Lot Line Adjustment No. 21-003;
2. Modify and adopt the attached Resolution approving Lot Line Adjustment
No. 21-003;
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. 21-003; or
4. Provide direction to staff.
ADVANTAGES:
Granting the requested lot line adjustment will create a logical division between
two properties with disparate land uses.
DISADVANTAGES:
None identified.
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. Draft Resolution
2. Proposed Lot Line Adjustment
Item 7.b - Page 3
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT LINE
ADJUSTMENT NO. 21-003; LOCATED AT 1200 EAST
GRAND AVENUE; APPLIED FOR BY JAMES MOTTER
WHEREAS, the applicant has filed Lot Line Adjustment No. 21-003 to adjust lot lines
between the two (2) parcels located at 1200 East Grand Avenue and 143 Brisco Road,
maintaining a total of two (2) parcels; and
WHEREAS, the proposed Lot Line Adjustment meets the standards identified in the
Municipal Code; 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
7, 2021; 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.
Item 7.b - Page 4
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. 21-003 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 7th day of September, 2021.
Item 7.b - Page 5
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
Item 7.b - Page 6
RESOLUTION NO.
PAGE 4
EXHIBIT “A”
CONDITIONS OF APPROVAL
LOT LINE ADJUSTMENT 21-003
1255 EAST GRAND AVENUE
This approval authorizes a lot line adjustment between the parcels located at 1200 East
Grand Avenue and 143 Brisco Road (APN 077-111-073 and 077-111-072).
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
21-003.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of September 7, 2021 and marked
Exhibit “B”.
4. This approval shall automatically expire on September 7, 2023 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.
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.
9. The applicant shall have a licensed land surveyor in the State of California
Item 7.b - Page 7
RESOLUTION NO.
PAGE 5
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. A current preliminary title report shall be submitted to the Community
Development Department prior to checking the final documents.
12. 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.
Item 7.b - Page 8
LOT LINE ADJUSTMENTAGAL 21-0024GARING, TAYLOR & ASSOCIATES, INC.CIVIL ENGINEERS SURVEYORS PLANNERS141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321North
LOT AREASItem 7.b - Page 9