Piedmont Municipal Code Art. X City-Initiated Parcel Merger

This article implements the procedures and prescribes the standards authorized by Government Code Section 66451.10 through 66451.302 pertaining to the merger and unmerger of parcels of land.

A parcel of land may be merged with a contiguous parcel held by the same owner if all of the following requirements are satisfied:

A.
The affected parcels are held by the same owner as of the date the notice of intention to determine status is recorded, as provided by Government Code section 66451.13;

B.
One of the affected parcels does not conform to standards for minimum parcel size under the applicable zoning;

C.
One of the affected parcels is (a) undeveloped by a structure, or (b) developed only with an accessory structure, or (c) developed with a single structure (other than an accessory structure) that is partially sited on the contiguous parcel with which it is proposed to be merged (i.e., straddles a lot line); and

D.
With respect to each affected parcel, one or more of the conditions set forth in Piedmont Municipal Code section 19.71 is met. (GC §66451.11)

In addition to the requirements of Piedmont Municipal Code section 19.70, in order for affected parcels to be merged, one or more of the following conditions must exist as to an affected parcel:

A.
Comprises less than 5,000 square feet in area at the time the merger is determined;

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B.
Was not created in compliance with applicable laws or ordinances in effect at the time of its creation;

C.
Does not meet current standards for sewage disposal and domestic water supply;

D.
Does not meet slope stability standards in that soils investigation indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects;

E.
Does not have legal access which is adequate for vehicular and safety equipment access and maneuverability;

F. Its development would create health or safety hazards;

G.
Is inconsistent with the general plan or applicable specific plan, other than minimum lot size or density standards. (GC §66451.11)

A. Notice of Intention to Determine Status of Affected Parcels. The department shall mail a notice of intention to determine the status of the affected parcels by certified mail to the then current owner of record. The notice shall advise the owner that the affected parcels may be merged under the standards specified in this Article and advise the owner of the opportunity to request a hearing on the determination of status and to present evidence at the hearing that the affected parcels do not meet the criteria for merger. (GC §66451.13)

B.
Recordation of Notice of Intention. The department shall file the notice of intention to determine status for record with the recorder of Alameda County on the date that the notice is mailed to the property owner. (GC §66451.13)

C.
Hearing. If the property owner exhibits to the department a request for a hearing on determination of status within 30 days after recordation of the notice of intention to determine status, the department shall fix the time, date and place for a hearing to be conducted by the planning commission. The department shall notify the property owner by certified mail of the hearing. The planning commission shall conduct a hearing not less than 30 days after the city has received the property owner’s request for a hearing. The hearing date may be postponed or continued with the mutual consent of the planning commission and the property owner. (GC §§66451.14, 66451.15)

D.
Determination of Status Following Hearing. At the hearing, the property owner may present evidence that the affected parcels do not meet the standards for merger specified in this Article. At the conclusion of the hearing, the planning commission

60 shall determine whether the affected parcels are to be merged or are not to be merged, and shall notify the owner of its determination. (GC §66451.16)

E.
Recordation of Notice of Merger. The city shall cause a notice of merger specifying the names of the record owners and particularly describing the real property to be recorded within 30 days after conclusion of the hearing. (GC §66451.16)

F.
Determination of Merger Where No Hearing Requested. If, within the 30-day period after recordation of the notice of intention to determine status, the owner of the affected parcel does not file a request for a hearing, the planning commission may make a determination that the affected parcels are to be merged or are not to be merged. A notice of merger shall be recorded not later than 90 days after the date when the department mailed the notice of intention to determine status. (GC §66451.17)

G.
Determination Not to Merge. If the planning commission determines that the affected parcels are not to be merged, the city shall have recorded a release of the notice of intention to determine status and shall mail a clearance letter to the then current owner of record. If a property owner initiates or consents in writing to a lot merger, the department may cause the merger of the affected lots without referring the proposed merger to the planning commission for a public hearing. (GC §66451.18)

A property owner may apply to the city for a determination that affected parcels be deemed not to have been merged under Government Code section 66451.30. Upon a determination that the parcels meet the standards in section 66451.30, the city shall issue to the owner and record with the county recorder a notice of the status of the parcels and a declaration that the parcels are unmerged. (GC §§66451.31 through 66451.302)

The decision of the planning commission made under this Article may be appealed to the city council in the manner provided for the appeal of a decision of the planning commission, as provided in Piedmont Municipal Code Section 19.24.

SEC. 19.75
OWNER-INITIATED ACTION. (See section 19.7.)

The failure, neglect, informality or omission as to a matter pertaining to notices, findings, reports, recommendations or any other matter of procedure does not affect the validity of the action taken, unless after the examination of the entire process, it is found the complaining party suffered substantial prejudice.

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