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PC Minutes 1979-11-0615 1 ARROYO GRANDE PLANNING COMMISSION November 6, 1979 kThe Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Carr, Cole, Sebastian, Moots and Simmons. Commissioner Fischer is. absent. Planning Director Castro is also in attendance. MINUTE APPROVAL Commissioner Cole corrected the minutes of the Planning Commission meeting of October 16, 1979, Page 5, third paragraph under "EIR Review - Knollwood Development" to read "... on motion by Commissioner Cole, seconded by Commissioner Carr.... ". Thereafter, on motion by Commissioner Cole, seconded by Commissioner Moots, and unanimously carried, the minutes of the regular meeting of October 16, 1979, were approved as corrected. ARCHITECTURAL REVIEW CASE NO. 79 -211, 411 TRAFFIC WAY, COMMERCIAL BLDG.(IANNEO). Planning Director Castro advised that neither the applicant or his architect were present at the Architectural Review Committee meeting, and that the committee had expressed some concerns on the elevations and also needed more information on the grading and drainage for the project; also the plans lacked the required in- formation regarding the improvements and dedication on Traffic Way. The Committee requested that the matter be continued for two weeks pending a meeting with the architect to discuss the above mentioned matters. Mr. '7tanneo was present and advised he was not aware that he or his architect was required to attend the meeting. After discussion, on motion by Commissioner Simmons, seconded by Commissioner Moots, and unanimously carried, Architectural Review Case No. 79 -211 was continued to the next meeting pending a meeting with the applicant and /or his architect. COMMISSIONER FISCHER ENTERED THE MEETING DURING THE ABOVE DISCUSSION AND IS NOW PRESENT. LOT SPLIT CASE NO. 79-315, 1340 SIERRA DRIVE. (ENGLE). Planning Director Castro advised that the Subdivision Review Committee con- sidered the parcel map and requested a continuation of the matter to allow the City Engineer, who was not present at the meeting, to review the matter and apply any necessary conditions. He further stated he had m with City Engineer Karp after the meeting and, after discussing the matter, it was their opinion that the proposed split is in violation of the cross slope ordinance of the City. Mr. Castro referred to Mr. Karpss memo, dated November 6,1979, basically stating that the lot split be denied based on non - conformance with the Subdivision Ordinance, but should not pre- clude the applicant from applying for a Variance to allow the development of that parcel. Mr. Castro recommended that the Commission deny the clot split, and Mr. Engle apply for a Variance. After the Commission has reviewed same, resubmit the lot split based on that action of the Planning Commission. After a brief discussion, on motion by Commissioner Cole, seconded by Commissioner Fischer, and unanimously carried, Lot Split Case No. 79 -315 was denied because of non- conformance with the Subdivision Ordinance. CONTINUATION - SUBDIVISION REVIEW, TENT. MAP OF TR. NO. 854, "FAIR OAKS PLAZA ", A CONDOMINIUM OFFICE PARK, GRAND AVENUE. (STURGES). Planning Director Castro advised that the Subdivision Review Committee found the application adequate as far as the conversion of the offices to a condominium project, and they were satisfied with the project's Covenants, Conditions and Re- strictions. City Engineer Karp was not present at the Subdivision Review Committee meeting and, therefore, Mr. Castro had requested that he write a memo regarding utility hookups. The memo, dated November 6, 1979, suggests that if the Commission feels that individual services should be hooked up to each office unit or some other method should be used in determining monthly charges, he recommends that the Commis- sion make a request of the City Council for preparation of an ordinance dealing speci- fically with commercial condominium developments. In view of Mr. Karp's comments, Planning Director Castro suggested that the Commission go ahead and approve the matter subject to certification of an ordinance as noted by Mr. Karp, or perhaps postpone any action until the matter is reviewed by the Council determining what action they are going to take. Paul Sturges, applicant for the project, advised it is their feeling that one meter would be sufficient to take care of the project and, as a corporation, the utility services would be contracted for. He further advised that, in his opinion, the ordinance that covers condominiums generally is similar in concept to the office, although the usage is different, and probably just a section in the present ordinance would take care of commercial uses. ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 Page 2 Commissioner Sebastian stated that the way the facility is designed, all other utilities are going through the corporation and it seems appropriate that City util- ities also be included under one meter for each utility. After further discussion, on motion by Commissioner Simmons,. seconded by Commis- sioner Moots, and unanimously carried, approving Tentative Map of Tract No 854 sub ject to inclusion of the C. C. with the project, and the provision that a single meter for City services /utilities be provided and billed to the corporation governing the common area. PUBLIC HEARING - PROPOSED AMEND..TO THE LAND USE ELEMENT MAP OF THE GENERAL PLAN FROM "P -M" LAND USE CATEGORY TO "C -B -D" LAND USE CATEGORY, BRANCH AND LE POINT STREETS. (LOOMIS /PHILLIPS). Planning Director Castro reviewed that. the City Council has adopted a policy whereby General Plan amendments will only take place during the months of January, May and September of each year, however, there is nothing to prevent the Commission from considering an application at this point in time, and holding the matter until the first of the year. With regard to the application, Mr. Castro advised that he amended the request of Mr. Loomis to include the Phillips property, simply because that property would be left by itself if favorable action is taken by the Commission. Mr. Castro pointed out that last year during the process of obtaining conformity between the General Land Use Plan and the Zoning Map, the Loomis property was considered, with the recommendation that the property be considered solely for Planned Manufacturing zoning and land use to eli- minate conflicts between residential, commercial and manufacturing all being applied to the same property. At that time staff recommended the "P -M" zoning with the under- standing that this was an interim category until such time as the Loomis family deter- mine whether expansion of the Commercial was necessary, or how future plans of the Loomis Company would affect the various properties in the area. . Mr. Castro further ad- vised that the subject property falls within the expansion of the boundaries of the "Village" area or the Central Business District and, therefore, staff finds no object- ions to the General Plan amendment and recommends approval of the application with the finding that the expansion of the land use and future zoning of the property is con- sistent with the Central Business District Plan of the City. Upon being assured by Planning Director Castro that proposed amendment to the General Plan Land Use Element Map had been duly published and posted, Chairman Gorsline declared the hearing open. Mr. David Loomis, 1120 Flora Road,_advised he is available to answer any questions the Commission might have regarding the property. There being no further comments from the audience for or against the proposed amendment, Chairman Gorsline declared the hearing closed. Commissioner Sebastian expressed concern over the fact that the Phillips' property is being included in the land use designation and they have not indicated what their feelings are with regard to the change. Planning Director Castro advised they were notified of the public hearing and, in his opinion, since they haven't contacted him, they probably understand the change from the "P -M" to the "C -B -D" land. use. However, if the Commission would feel better by excluding the Phillips property, he would have no objections. He also recommended that the Commission could.approve.the proposed amendment with the stipulation that the Phillips be contacted about their feelings on the matter with the condition that they be excluded prior to any Council action if there is concern on their part. After a brief discussion, the following action was taken: RESOLUTION N0. 79 -700 G On motion following roll AYES: NOES: ABSENT: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING - AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT MAP, AND RECOMMENDING TO THE CITY COUNCIL FOR THEIR ACTION AND ADOPTION. by Commissioner Moots, seconded by Commissioner Fischer and by the call vote, to wit: Commissioners Carr, Cole, Sebastian, Moots, Simmons, Fischer and Chairman Gorsline. None None the foregoing Resolution was adopted this 6th day of November 1979. 155 G ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 Page 3 PUBLIC HEARING - PROPOSED AMENDMENT TO THE LAND USE ELEMENT MAP OF THE GENERAL PLAN FROM MEDIUM HIGH DENSITY RESIDENTIAL) LAND USE CATEGORY TO RESIDENTIAL SENIOR CITIZENS LAND USE CATEGORY, 365 and 377 SO. ELM STREET (RANELLETTI). Planning Director Castro that several months ago a presentation was made by the petitioners to the Commission and Council. The Commission, for the most part, felt that there were merits to the project, referring its findings to the City Council. After several hearings, it was suggested that the applicant petition the City for consideration of a special district to promote and allow the development of a senior citizens' project. The ordinance for the special district was drafted and adopted after going through the review process by the Commission as well as the City Council. That enabling legislation is now in effect and the applicant has formally applied to rezone the subject property on South Elm Street. After reviewing the application, staff is recommending approval of the General Plan Amendment based on the fact that the project site is in close proximity to the City park system, shopping and transportation system. Mr. Castro again pointed out that the General Plan and Zoning change will go to the City Council for action in January of 1980. Upon being assured by Planning Director Castro that public hearing for General Plan Land Use Map Amendment had been duly published and posted, Chairman Gorsline declared the hearing open. Mr. Joe Ianneo spoke in favor of the Land Use Map.amendment to Residential Senior Citizens Land Use Category, stating the housing is needed and the proposed lo- cation is excellent. There being no further discussion for or against the proposed amendment, Chair- man Gorsline declared the hearing closed and the following action was taken:. - RESOLUTION NO. 79 -701 G A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING AN AMENDMENT TO. THE GENERAL PLAN LAND USE ELEMENT MAP, AND RECOMMENDING. TO "THE CITY COUNCIL FOR THEIR ACTION AND`ADOPTION. On motion b Commissioner Cole, seconded by Commissioner Carr, and•by the follow ing roll call vote, to wit: AYES: Commissioners Carr, Cole, Sebastian, Moots, Simmons, Fischer and Chairman Gorsline NOES: None ABSENT: None the foregoing Resolution was adopted this 6th day of November 1979. CONTINUATION OF DISCUSSION - REZONING CASE.NO. 79 -129, ZONE CHANGE FROM "RA -B3" RESIDENTIAL AGRICULTURAL DISTRICT TO 'r''P -D'.' PLANNED' DEVELOPMENT DISTRICT, WILDWOOD RANCH, 220 CORBETT CANYON ROAD. (TEMPUS). Planning Director Castro stated that, in accordance with the Commission's in- structions, he has prepared a memo on the density issue dated October 20, 1979, also an outline of the conditions of approval, dated. October 29, 1979. Commissioner Cole expressed concern about the 4.5 density, stating that when she first became a member of the Planning Commission, the idea was to preserve the flat lands and develop the hills. Also, in reviewing this project, when it was first pre- sented to the Commission, approximately 100 units were proposed which was approved by this Commission, then it was re- submitted with more changes. She stated she is con- cerned about our natural resources that are being used; building roads, putting in the lines, the irrigation and drainage that is being set up. We are requiring this for 65 units, and why not allow a few more units up there and not build on all of our hills; why are we not utilizing the space that can be utilized? She stated, in her opinion, when we start cutting down and making places bigger, we are in turn utiliz- ing toommuch of our natural resources, and she is opposed to reducing the units as much. Since this land is going to be developed, lets develop it so that we can get the most out of it and stop developing all over our City; the same roads, services, etc. are going to be there. ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 Page 4 In answer to Commissioner Sebastian's question regarding public or private streets, Planning. Director Castro advised that both he and City Engineer Karp are recommending private streets as noted on the plans. Commissioner Sebastian stated he could not endorse the private streets; the City is going to be providing all of those services up there and they should be properly maintained. He further stated he would support the total buildable area of 14.15 acres and Mr. Castro's recommenda- tion for density. Chairman Gorsline noted that the public hearing has already been closed, and, after a brief discussion, on motion by Commissioner Moots, seconded by Commissioner Cole, and carried, the public hearing was reopened to further clarify the density issue. Mr. Rob Rossi, designer of the project, advised they started off with the EIR as a basis for their site design work, and it is their opinion that 18 acres are under th 20% category. He further advised that the City of San Luis Obispo uses 30% and below, and that 30% is pretty much the criteria. Planning Director Castro advised that he can't, as a Planner, see any justification in discounting areas be- cause they are going to be used for other purposes. There being no further discussion, Chairman Gorsline declared the hearing closed. Commissioner Sebastian stated, in reviewing the plans, we are looking at 10 units per acre and we are talking about single family residential. He stated he per- sonally is not in favor of 20 ft. driveways, and would like to see fewer units there; see the area opened up, and see where people could have 25 ft. driveways. He noted that the developer is proposing 83 units on 8 acres, and in his opinion, this is pretty high density. Chairman Gorsline stated he is concerned about the private streets, but at the same time, in his opinion, one of the real selling points is that it is going to be a private development. Further, he would support Mr. Castro's position on density, and there could undoubtedly be more houses up there, but eventually it comes down to the quality of life that people are going to have there, and there has to be a little more room to live in. Commissioner Cole suggested that in view of the differences in the density issue; with the staff recommending 65 units on 15.14 buildable acres, and the petitioner proposing 84 units on 18 buildable acres, she recommended splitting the difference and suggested 75 units for the project. Planning Director Castro stated that basic- ally the zone change should be considered, and then a recommendation on the develop- ment plan with a density of 75 units. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -702 Z RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS PROVIDED BY CHAPTER 4, ZONING, ARTICLE 32 OF SAID CODE. On motion by Commissioner Cole, seconded by Commissioner Simmons, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole, Sebastian, Moots, Simmons, Fischer and Chairman Gorsline NOES: None ABSENT: None the foregoing Resolution was adopted this 6th day of November 1979. With regard to the development plan Commissioner Cole suggested approving the conditions that were stated, changing the proposed density to a maximum of 75 units and also approving the private street concept.. After a brief discussion, the follow- ing action was taken: RESOLUTION NO. 79 -703 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF THE CONCEP- TUAL PLAN FOR "WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION. 157 158 ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 Page 5 On motion by Commissioner Cole, seconded by Commissioner Simmons, and by the following roll call vote, to wit: AYES: NOES: ABSENT: Commissioners Carr, Cole and Simmons Commissioners Sebastian, Moots, Fischer and Chairman Gorsline None the foregoing Resolution was defeated this 6th day of November 1979. Commissioner Sebastian suggested accepting the conditions for the Planned De- velopment; that public streets be included as an additional condition, and that the density as recommended by staff be no more than 65 units. After discussion, the fol9 lowing action was taken: AYES: NOES: ABSENT: RESOLUTION NO. 79 -704 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF THE - CONCEPTUAL PLAN FOR "WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION. On motion by Commissioner Sebastian, seconded'by Commissioner Moots, and by the following roll call vote, to wit: Commissioners Sebastian and Moots Commissioners Carr, Cole, Simmons, Fischer and Chairman Gorsline. None the foregoing Resolution was defeated this 6th day of November 1979. With regard to the street issue, Planning Director Castro stated that the whole thrust of the private 'street concept was to bring about a total private living environ- ment and further eliminate the required grading on Platino if proposed otherwise. Com- missioner Cole stated that in her opinion private streets restricts circulation and takes care of just a certain area. Commissioner Moots indicated he would be in favor of adopting the staff recommendations as presented, with 65 units and private streets. RESOLUTION NO. 79 -705 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING.APPROVAL'OF THE CONCEPTUAL PLAN FOR "WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION. On motion by Commissioner Moots, seconded by Commissioner Fischer, and by the following roll call vote, to wit: AYES: Commissioners Moots, Fischer and Chairman Gorsline NOES: Commissioners Carr, Cole, Sebastian and Simmons ABSENT: . None the foregoing Resolution was defeated this 6th day of November 1979. Chairman Gorsline stated he would be willing to support the private street as shown on the development plan, however, he would not want it opened up to Platino. Commissioner Moots again suggested that the Commission approve the development plan as recommended with 65 units and private streets. On motion following roll AYES: NOES: ABSENT: RESOLUTION NO. 79 -706 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CONCEPTUAL PLAN FOR "WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION.. - by Commissioner Moots, seconded by Commissioner Fischer, and by the call vote, to wit: Commissioners Moots and Fischer Commissioners Carr, Cole, Sebastian, Simmons and Chairman Gorsline None the foregoing Resolution was defeated this 6th day of November 1979. ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 Page 6 Commissioner Sebastian again suggested accepting staff's recommendation of 65 units with the stipulation that the streets be publicly maintained. RESOLUTION NO. 79 -707 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF THE CONCEPTUAL PLO FOR " WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Sebastian, Moots and Chairman Gorsline NOES: Commissioners Carr, Cole, Simmons and Fischer ABSENT: None the foregoing Resolution was defeated this 6th day of November 1979. Planning Director Castro pointed out that if the Commission cannot come to a donclusion, the matter will be shown as no action and, therefore, as a denial. Commissioner Fischer indicated she would change her vote and go with the 75 units and private streets. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -708 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF THE CONCEPTUAL PLAN FOR "WILDWOOD RANCH ", AND REFERRAL TO THE CITY COUNCIL FOR THEIR ACTION. On motion by Commissioner Fischer, seconded by Commissioner Simmons, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole, Simmons and Fischer NOES: Commissioners Sebastian, Moots and Chairman Gorsline ABSENT: None the foregoing Resolution was adopted this 6th day of November 1979. PUBLIC HEARING - REZONING CASE NO. 79 -130, ZONE CHANGE FROM "A" AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT - KNOLLWOOD DEVELOPMENT. (URBAN SCIENCES, INC., AGENTS FOR BAMOD CO.). Planning Director Castro advised that, in accordance with the Commission's pre- liminary acceptance of the Environmental Impact Reports prepared for this project, the matter has been properly advertised for the Commission's consideration of the EIR findings and mitigations, zoning, and the conceptual development plan. He recom- mended that the Commission allow the consultant and the developer to make their pre- sentation, and at the next regular meeting of November 20th, staff will present a report outlining its findings and tentative conclusions, and possibly the December 18th meeting could be an open meeting to receive testimony from the public and other interested groups. Mr. Bruce Dodson, professional planner, representing BAMOD Development Company, gave a slide presentation which included both aerial and ground photos, and also pre- sented some "on the ground" information with regard to the proposed project. He advised that they are proposing 2.8 units per acre for the overall site, which would mean approximately 400 units on 100 acres. He further stated they would like the project approached in approving a master plan first, and then come back with specifics in a specific plan. 159 After the presentation, Chairman Gorsline advised that the matter of the Knollwood rezoning and development plan would be continued to the next regular meeting of the Commission. ORAL COMMUNICATIONS Planning Director Castro stated that he had been approached by Crespin Construct- ion and Real Estate with regard to property they apparently sold on North Alpine Street, and the people who bought the property wish to make an addition to it. The property has a single car garage, and the requirement for a two car garage comes into play because of the ordinance requirement. He advised the applicant that perhaps the Commission would consider a Variance for a single car garage. After a brief dis- 80 ARROYO GRANDE PLANNING COMMISSION, 11 -6 -79 ATTEST: Secretary Chairman Page 7 dussion, Mr. Castro stated he would contact the applicant and suggest he apply for a Variance so that the Commission can take a look at the matter. ADJOURNMENT There being no further business before the Commission, on motion by Commissioner Moots, seconded by Commissioner Fischer, and unanimously rried, the meeting was adjourned at 10:38 P.M.