LOT LINE ADJUSTMENT INFORMATION SHEET

Transcription

1 LOT LINE ADJUSTMENT INFORMATION SHEET GENERAL INFORMATION A lot line adjustment is a modification of a boundary line between two or more legal parcels. This information sheet explains how your lot line adjustment application will be processed, what fees you must pay, and what information you must submit. The following instructions are intended to provide the necessary information and procedures to facilitate the processing of your application. Your cooperation with these instructions will ensure that your application can be processed in the most expeditious manner possible. If you have any questions after you have read this information, please contact the Planning Division. HOW YOUR APPLICATION WILL BE PROCESSED The steps involved in reviewing and finalizing your lot line adjustment application are summarized below: 1. Within thirty (30) days after submittal of the application, information and fee, Town staff will review the submittal for completeness. If the submittal is complete, the application is formally accepted for processing and continues through the review process. If the application submittal is incomplete and additional information or clarification is required, you will be notified in writing. Until the application is deemed complete, it will not proceed through the process. 2. After the application is complete, Town staff will route the application materials to Town departments and other agencies for review and comment. At this stage of the review process, Town staff will analyze the agency comments and the project to determine if additional information is required to approve the application. If additional information is needed, the applicant will be notified in writing within 30 days of the additional information required. 3. If additional information is not needed, Town staff will review the application for compliance with the Truckee Development Code. The Community Development Director will then take action to approve, conditionally approve, or deny the application. For lot line adjustments involving ten (10) or more parcels, the Community Development Director must hold a public hearing prior to approving the application. The Director may approve the lot line adjustment application if the findings discussed below can be made. 4. Upon approval of the lot line adjustment and compliance with any conditions of the approval, the applicant must have a licensed land surveyor or qualified engineer prepare resultant and transferring parcel legal descriptions for the affected parcels. An exhibit plat of the lot line adjustment must also be prepared. The plat and descriptions shall be submitted to the Planning Division for approval. Upon approval of the plat and legal descriptions for technical sufficiency, the documents will then be transmitted back to the applicant's representative for preparation of the required legal documents by a title company (grant deed[s], deed[s] of trust). To expedite the review of the application, the applicant may submit the exhibit plat and legal descriptions with the application submittal, and these documents will be reviewed concurrently with the application. However, it is recommended that exhibit plat and legal descriptions be submitted after application approval due to the possible need to modify the exhibit plat and legal descriptions as a condition of approval or the potential denial of the application.

2 Page 2 5. Unrecorded, unsigned copies of the required grant deeds, attached legal descriptions and the original exhibit plat will then be delivered to the Planning Division for final approval. Completion of the lot line adjustment will include the Town Engineer s signature on the lot line adjustment exhibit plat attached to the grant deed(s) to be recorded. This documentation will be delivered to your title company to be recorded with the Nevada County Recorder's Office. 6. Recordation of the final lot line adjustment documentation will constitute final Town approval and shall also act as a Certificate of Compliance in accordance with applicable provisions of the Subdivision Map Act (Sec et. seq. of the California Government Code). 7. The lot line adjustment application approval will expire 24 months from the date of the written approval. The lot line adjustment must be completed within the 24-month period or the approval will expire. The expiration of the approval terminates all proceedings and no plats or documents of all, or any portion, of the real property included within the approved application cannot be recorded without processing a new application. FINDINGS FOR APPROVAL The Community Development Director may approve a lot line adjustment, with or without conditions, only if all of the following findings can be made: APPEAL The lot line adjustment does not create a greater number of parcels than originally existed. The parcels resulting from the lot line adjustment and development on those parcels conform to applicable requirements of the Truckee Development Code and Town Building Code. Any existing conforming development on a parcel will not become nonconforming as a result of the adjustment. The lot line adjustment does not have the effect of creating a greater number of nonconforming parcels than exist before adjustment except where it is determined that the adjustment will substantially improve the conditions of the pre-adjustment parcel and development. The lot line adjustment will not cause a parcel that was nonconforming before the adjustment to become more nonconforming as a result of the adjustment except where it is determined that the adjustment will substantially improve the conditions of the preadjustment parcel and development. Where existing development was nonconforming before the adjustment, the adjustment itself will not increase the nonconformity except where it is determined that the adjustment will substantially improve the conditions of the pre-adjustment parcel and development. Existing utilities, infrastructure, and easements (e.g. streets, driveways, sewer mains, water mains, electrical lines) will not be adversely affected by the lot line adjustment, or if the utilities, infrastructure, or easements will be adversely affected, conditions have been applied to the approval of the adjustment to facilitate their relocation. Any decision on the lot line adjustment application made by the Community Development Director may be appealed to the Planning Commission within ten (10) days of the date that the written decision is made. An appeal must be submitted in the form specified by the Planning Division along with appropriate fee.

3 Page 3 FEES The fees for processing a lot line adjustment will be based on the number of parcels involved in the lot line adjustment, the actual costs of Town staff time spent processing the application, hourly charges for the Town Surveyor, and any direct costs (including a Nevada County Department of Environmental Health review fee for subject properties served by septic systems and/or private wells). A fee deposit of $2, must be submitted with the application to cover these anticipated costs. If the actual application costs are less than the fee deposit, the applicant will be given a refund of the unused fees at the end of the application process. If the actual application costs are greater than the fee deposit, the applicant will have to submit the additional application fees before the lot line adjustment documents can be signed by the Town Engineer. SUBMITTAL REQUIREMENTS The items listed in the Lot Line Adjustment Submittal Checklist must be submitted as part of the application package in order for the application to be considered complete for processing. The signed checklist must also be submitted with the application. Your application will not be accepted if all of the items listed are not submitted. Additional items will be required after the review and approval of the lot line adjustment. After approval of the lot line adjustment application and compliance with any conditions of approval, the applicant must submit the following items to the Planning Division: 1. Legal Description(s) of the transferring parcel(s) and resultant parcel(s) prepared and stamped by a licensed land surveyor or qualified engineer. 2. Lot Line Adjustment Exhibit Plat conforming to the approved application and tentative plat. The exhibit plat must include all information required for a tentative exhibit plat, be prepared by a licensed land surveyor or qualified engineer, include the wet stamp and signature of the surveyor or engineer preparing the plat, and include the following signature block for approval by the Town Engineer. This plat conforms to lot line adjustment case number - /LLA, approved by the Town of Truckee on. Daniel P. Wilkins, Town Engineer, RCE After final approval of the legal descriptions and exhibit plat, the applicant must submit the following additional items: 3. Grant Deeds accurately reflecting the approved resultant parcel legal descriptions and transferring parcel(s) legal descriptions. The deeds must contain a statement describing their purpose (consolidation, adjustment) and shall be in a form acceptable for recording with the Nevada County Recorder s Office. 4. Trust Deed Modification or Partial Reconveyance modifying any trust deeds applicable to the property(s). Evidence of this modification must be submitted to the Planning Division prior to completion/recordation of the lot line adjustment.

4 Page 4 5. Record of Survey Map check print, if required by the Town Engineer, accurately reflecting the approved lot line adjustment. The Record of Survey must be reviewed and approved by the Town Engineer prior to recordation. The Nevada County Surveyor will do the formal review of the Record of Survey and sign and approve the final Record of Survey. Processing fees will be paid separately to the County of Nevada for this action. 6. Property Tax Payment. Evidence of property tax payment for all parcels involved in the lot line adjustment/parcel merger to the Nevada County Treasurer and Tax Collector must be submitted to the Planning Division prior to completion/recordation of the lot line adjustment. For additional information regarding this requirement, please contact the Nevada County Treasurer and Tax Collector s office at (530) After your project is assigned to a planner, you will be contacted and asked to provide additional hard copies of the plan sets as required. In addition, the planner may request an electronic version of documents from the application submittal package. Electronic files may be submitted via (if less than 15 MB), CD, thumb drive or Dropbox.

5 Page 5 Lot Line Adjustment Submittal Checklist Applicant Name: Project Site APN(s): Application Number (to be filled out by Town staff) Applicant must fill out the checklist below by placing a check mark in the boxes listed under Column A (for Applicant) and signing below. Column S is for staff to verify that your submittal requirements have been met. A S 1. Completed Land Use/Zoning Application. (The property owner must sign the application or supplemental information form or the applicant must submit a letter or other documentation signed by the property owner authorizing the applicant to submit the application.) 2. Completed Lot Line Adjustment Supplemental Information Form. 3. Fee deposit. Checks must be made payable to the Town of Truckee; cash and credit cards are also accepted. 4. A preliminary title report on the subject properties dated no earlier than six (6) months prior to submittal of the application. 5. When a parcel(s) involved in the lot line adjustment abuts a parcel(s) created by deed rather than a recorded map, copies of the adjoining parcel deeds that accurately define the subject property boundaries. 6. Lot Line Adjustment Tentative Plat. The following information shall be provided on the tentative plat. The plans must be of sufficient scale to show all information clearly and must be readable and understandable. If the plans are not legible, the application will not be accepted. One 11 x 17 or letter-size copy and one electronic copy (.pdf) of the proposed plat shall be submitted with the application. For larger properties, full-size plan sets may be required. The tentative plat does not have to be professionally prepared at this time, but is recommended to ensure the adequacy and accuracy of the plat. a. Scale and north arrow (scale shall be engineer's scale adequate and appropriate for the plat). b. The existing and proposed lot layout showing bearings and distances for all parcel lines. Use a heavy solid line for the exterior project boundary, solid lines for the proposed adjusted property lines and light dashed lines for the existing property lines to be adjusted or eliminated. c. The current owner(s) of record last name and Assessor's Parcel Number on each existing lot involved in the lot line adjustment proposal.

6 Page 6 A S d. A number for each new parcel (Parcel 1, 2, etc.) and the gross and net area of each new parcel. Net area equals the gross area minus any easements that may restrict a building site on the subject property, such as vehicular, pedestrian, or utility easements. e. The location and width of all existing or proposed easements or rights-of-way, whether public or private, for roads, drainage, sewers, or flood control purposes. Label the easements as existing or proposed, indicate to whom the easement is granted, and clearly designate those easements proposed to be abandoned. f. The location and dimensions of all above ground and/or underground structures on the property(s). Dimension distances from proposed property lines to structures. If there are no structures on the lots proposed for adjustment, note this on the plat. g. To ensure reproducibility, all required forms and exhibits must be prepared in dark ink and drawn legibly. To accurately compile the information required for the tentative plat, the services of a draftsman, engineer, or surveyor is advisable and, in most cases, essential. Applicant : I certify that I have completed and have included all material checked above in the attached application submittal.

7 LOT LINE ADJUSTMENT SUPPLEMENTAL INFORMATION SHEET Title Company Phone Contact Person Doc. #