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PC R 05-1969RESOLUTION NO. 05-1969 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE DENYING LOT LINE ADJUSTMENT 05-001; LOCATED AT 130 AND 132 SHORT STREET WHEREAS, the applicant has filed Lot Line Adjustment 05-001 to allow the separation of two houses currently developed on one parcel; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Lot Line Adjustment 05-001 at a public hearing on July 19, 2005 in accordance with the Municipal Code of the City of Arroyo Grande; and WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA) and has determined that the project is Categorically Exempt per Section 15305 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following findings cannot be made in an affirmative manner: Lot Line Adjustment Findings: The Planning Commission shall approve or conditionally approve a Lot Line Adjustment if it does not: 5. Constitute poor land planning or undesirable lot configurations due to existing environmental conditions or current zoning development standards; Granting the /ot line adjustment would produce the need for an access easemenf and would create a de facto flag /ot with a sfem width of 12 feet. Municipa/ Code Section 16.20.050 (6a and b) state that flag lots shall have a minimum stem width of 18 feet and shou/d on/y be allowed if they conform with the existing character of the neighborhood. Current deve/opment patterns within the Village and the original Short, Mason, Whiteley subdivision indicates no original flag /ots. In addition, staff can locate only one residentia/ flag lot within the area (220 and 220 Short Street). Staff believes that if this Lot Line Adjustment is approved it will set a precedent for many more flag lots to be creafed in the heart of the Village. The minimum allowed lof size in the Village Mixed Use zone is 5,000 square feef. Approva/ of this Lot Line Adjustment would create two lots of 4,292 and 4,521 square feet. The applicant's Preliminary Map indicates that the gross area of the previous/y conforming lot remains greater than the 5, 000 square foot RESOLUTION NO. 05-1969 LLA 05-001 JULY 19, 2005 PAGE 2 of 3 minimum allowed in the Village Mixed Use zone. It should be noted that most commercial districts (Industrial Mixed Use, Tra�c Way Mixed Use, Gateway Mixed Use, Fair Oaks Mixed Use, and Highway Mixed Use) utilize gross area when minimum lot size is referenced but this re/axed distinction of gross area is not offered in any of the commercial Village zones (Village Core Downtown and Village Mixed Use). The apparent rationa/e for this distinction is for the protection of the prevailing lot sizes and unique character of the Village. 7. Create a nonconforming lot in the development district in which it exists, except as allowed in Section 16.48.1 10 of this title. As current/y configured there is one conforming /ot (6, 779 square feet) and one non-conforming lot (2, 034 square feet). The granfing of this /ot line adjustment would resu/t in two non- conforming lots of 4,292 and 4,521 square feet in the Village Mixed Use zone when the minimum allowed lot size is 5,000 square feef. Municipal Code Section 16.48.110 specifically states that a Lot Line Adjustment of this type is not allowed: Under no ci�cumstances shall lots conforminq to minimum lot sizes be reduced in size to a nonconforminq status. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby denies Lot Line Adjustment 05-001. On motion by Commissioner Fellows, seconded by Commissioner Tait, and by the following roll call vote, to wit: AYES: Commissioners Fellows, Tait and Chair Brown NOES: None ABSENT: Commissioners Keen and Parker the foregoing Resolution was adopted this 19t day of July, 2005. RESOLUTION NO. 05-1969 LLA 05-001 JULY 19, 2005 PAGE 3 of 3 ATTEST: � KATHY MEN OZA, COMMISSION CLERK DIRECTOR ��_��:W�,u. .- . AS TO CONTENT: