§ 16.24

This chapter provides for the adjustment of the size and configurations of lots through a lot line adjustment or lot merger. This includes the procedures for the preparation, filing, processing and approval or denial of such applications, consistent with the policies of the city's general plan and the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

16.24.020 - Lot line adjustments.

A.

Applicability. The Community Development and City Engineer may review and approve a lot line adjustment, provided all of the following criteria have been met:

1.

The lot line adjustment is for four (4) or fewer parcels and no additional parcels are created;

2.

No street or alley dedication or subdivision improvement is necessary to properly service the properties involved in the proposed lot line adjustment;

3.

The resulting lots will comply with the provisions of the Subdivision Map Act and the city's general plan, Zoning Code, Building Code and Chapter 16.30 (Design Standards) of this title;

4.

The lot line adjustment will reduce existing nonconformities and will not create any new nonconformities, including, but not limited to, lot size, lot dimensions, signage, parking, walls/fences, landscaping, building setbacks, building separations, etc.; and

5.

The resulting lots will not interfere with existing utilities, infrastructure or easements.

B.

General Procedures.

1.

Preparation. Applications for a lot line adjustment shall be made on the appropriate form and in accordance with the Subdivision Map Act and this title.

2.

Applications. The Community Development Director and City Engineer shall determine the minimum filing procedures, content and form of materials which must be submitted before the city can review and take action on the request. The filing procedures and applications shall be published and made available to the public. No application shall be received unless it complies with all filing requirements.

3.

Records. Applications filed pursuant to this chapter shall be numbered consecutively in the order of their filing and shall be part of the permanent official records of the Engineering Division.

4.

Decisions. The City Engineer shall issue a decision letter within thirty (30) days of deeming the application complete.

C.

Recording with the County Recorder. Upon approval, a lot line adjustment shall be filed with the Los Angeles County Recorder. The form and content of the notice shall be as required by the City Engineer.

D.

Appeals. Community Development Director and City Engineer decisions regarding this section are appealable to the Planning Commission. Refer to Section 16.10.100 (General Regulations—Ability to Appeal) of this title for additional information.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

16.24.030 - Lot mergers.

A.

Mergers Initiated by the Property Owner:

1.

Applicability. The legal owners of two (2) contiguous parcels may request a merger of the parcels in compliance with Section 66499.20 3/4 of the Subdivision Map Act.

2.

Application. The Community Development Director and City Engineer shall determine the minimum filing procedures, content and form of materials which must be submitted before the Planning Commission can review and take action on the request. The filing procedures and applications shall be published and made available to the public. No application shall be received unless it complies with all filing requirements.

3.

Records. Applications filed pursuant to this chapter shall be numbered consecutively in the order of their filing and shall be part of the permanent official records of the Engineering Division.

4.

Decisions. The City Engineer shall issue a decision letter within thirty (300 days of deeming the application complete.

5.

Recording with the County Recorder. Upon approval, a notice of the lot merger shall be filed with the Los Angeles County Recorder. The form and content of the notice shall be as required by the City Engineer.

B.

Mergers Initiated by the City.

1.

Applicability. The city may initiate the merger of two (2) or more contiguous parcels held by the same owner, in compliance with Section 66451.10 of the Subdivision Map Act, provided one or more of the parcels do not conform to the minimum parcel or lot size requirements outlined in Chapter 16.30 (Design Standards) of this title and subject to the requirements outlined in Section 66451.11 of the Subdivision Map Act.

2.

Notice of Intention to Determine Status. The City Engineer shall mail, by certified mail, a notice of intention stating that the affected parcels may be merged, and the owner may request a hearing on the determination before the Planning Commission, to present evidence that the property does not meet the criteria for merger. The notice of intent shall be filed with the Los Angeles County Recorder on the same day that the notice is mailed to the property owner.

3.

Hearing on Determination of Status. The owner of the affected property may file a written request for a hearing within thirty (30) days after receiving the notice of intention to determine status. Upon receipt of the request, the City Engineer shall set a time, date and place for a hearing with the Planning Commission. The hearing shall be conducted not more than sixty (60) days following the receipt of the owner's request, or may be postponed or continued by mutual consent of the City Engineer and the property owner. At the hearing, the property owner shall be given the opportunity to present any evidence that the affected property does not meet the requirements of this title.

4.

Determination of Merger. At the conclusion of the hearing, the Planning Commission shall determine whether the affected parcels shall be merged or not and shall notify the owner of the determination:

a.

If the Planning Commission makes a determination that the parcels are to be merged, the City Engineer shall record a determination of merger within thirty (30) days of the Planning Commission's decision unless the owner files an appeal.

b.

If, within the thirty-day period following the recording of the notice of intention to determine status, the property owner did not file a request for a hearing, the City Engineer shall make a determination that the affected parcels are to be merged or are not to be merged. If the City Engineer determine that the parcels shall be merged, the City Engineer shall record a determination of merger within ninety (90) days following the mailing of the notice of intention to determine status if there is no hearing.

c.

The determination of merger shall specify the name of the record owners and a description of the property.

d.

If the city determines that the parcels shall not be merged, the City Engineer shall record a release of the notice of intention to determine status and shall mail a clearance letter to the owner of record.

C.

Unmerged Parcels. A property owner may apply to the city for a determination that any parcels or units of land for which a notice of merger had not been recorded on or before January 1, 1984 are deemed not to have been merged under Section 66451.30 of the Subdivision Map Act. If the City Engineer determines that the parcels meet the standards specified in Section 66451.30 of the Subdivision Map Act, the city shall issue the owner, and record with the Los Angeles County Recorder, a notice of the status of the parcels and a declaration that the parcels are not merged.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Subdivided property may be reverted to acreage in compliance with the procedures and requirements of Section 66499.11 of the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A.

The lot line adjustment, lot merger or revision to acreage shall be valid for two (2) years from the effective date of approval by the Community Development Director or City Engineer.

B.

If the applicant has proceeded in good faith toward the implementation of the lot line adjustment, lot merger or revision to acreage, as determined by the Community Development Director or City Engineer, the applicant may request a twelve-month extension. The applicant shall submit the request prior to the expiration date. The extension shall be considered by the Community Development Director or City Engineer within thirty (30) days of the request.

C.

The applicant may request additional extensions for up to the maximum period of time specified in the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Community Development Director and City Engineer decisions regarding this chapter are appealable to the Planning Commission. The Planning Commission's decision shall be final. Refer to Section 16.10.100 (General Regulations—Ability to Appeal) of this title for additional information.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Chapter 16.25 - URBAN LOT SPLITS