PC Minutes 2003-10-21MINUTES
PLANNING COMMISSION
OCTOBER 21, 2003
CALL TO ORDER — The Arroyo Grande Planning Commission met in regular session with Chair
Guthrie presiding; also present were Commissioners Arnold, Brown and Keen; Commissioner
Fowler was absent. Staff members in attendance were Acting Community Development Director,
Kelly Heffernon, Assistant Planner, Jim Bergman, and Public Works Engineer, Victor Devens.
AGENDA REVIEW — Pre - Application Case No. 03 -010 heard first.
APPROVAL OF MINUTES - The minutes of October 7, 2003 were unanimously approved as
written.
ORAL COMMUNICATIONS - None
WRITTEN COMMUNICATIONS
1. Re item III.A: Proposed modifications to Conditions of Approval from staff.
ITEM II.A - NOTICE OF MINOR USE PERMITS APPROVED SINCE OCTOBER 7, 2003.
Report only — no action.
NON - PUBLIC HEARING ITEM IV.B. - PRE - APPLICATION CASE NO. 03 -010; APPLICANT —
ANDREA McGOWAN; LOCATION — 330 TALLY HO. Staff report prepared and presented by
Assistant Planner, Jim Bergman.
Mr. Bergman gave an overview of the proposed Variance and Tentative Parcel Map.
Staff answered questions from the Commission.
Chair Guthrie opened the hearing to the public for comment.
Greg McGowan, the applicant, spoke first stating:
• They had considered various options such as a secondary unit, but the financial implications
would not have made the project feasible.
• Believed that a neighbor had been allowed to split a lot 15 years ago.
• The parcel contains large trees, which they intend to keep.
Katrina Ostby, 1371 Dixson Street, stated that this lot would be 25% below zoning policy for the
area.
Chair Guthrie closed the Public Hearing.
Commission Comments:
• If the minimum lot size is unrealistic for the area there should be a review.
• They would prefer to have a 2nd residential unit, but understood that it was not feasible in this
case.
• Generally they were not in favor of smaller lots or flag lots, but the character of the
neighborhood would not be changed by this development.
• They did not want to set precedence by approving this, but because of the lot width and the
creek behind it was an acceptable project.
PLANNING COMMISSION AGENDA PAGE 2
TUESDAY, OCTOBER 21, 2003
PUBLIC HEARING ITEM III.A - CONTINUED ITEM: VESTING TENTATIVE TRACT MAP CASE
NO. 02 -002, DEVELOPMENT CODE AMENDMENT CASE NO. 02 -002, GENERAL PLAN
AMENDMENT CASE NO. 02 -001 & SPECIFIC PLAN AMENDMENT CASE NO, 02 -001;
APPLICANT — DON McHANEY; LOCATION — NORTH SIDE OF FARROLL AVE. BETWEEN
OAK PARK BLVD. AND GOLDEN WEST PL. Staff report prepared and presented by Associate
Planner, Kelly Heffernon.
Ms. Heffernon described the revisions made since the applicant's last presentation to the
Commission on October 7, 2003, stating that this was a Planned Development Amendment and
Tract Map consisting of 13 Single- family units and 52 multi - family units (16 of which would be for
affordable to moderate income households) on a 10.3 -acre site. In conclusion she stated that staff
believes this is improved project and is recommending approval.
Victor Devens, Public Works answering Commissioner Brown:
• After review of 36 -foot width streets — they seem to work well even with parking on both
sides.
Commissioner Keen:
• He had been out to Berry Gardens at different times and agreed that the 36 -foot width street
is working fine, and since the project street is looped it should be even safer.
Chair Guthrie opened the Public Hearing.
John Mack, architect, described the revisions that had been made at the Commission's request in
detail and answered the Commissioner's questions:
• Narrower streets encourage a neighborhood, promote slower traffic, more pedestrians and
they were hoping to promote tree canopy growth.
• They were going to meet with Parks and Recreation to discuss details of the proposed park.
• The pedestrian pathway is proposed to be separate from the sidewalk.
• The basin is designed with two sliding gates on either side of the basket ball court to remain
open during the summer and closed during the winter months and fencing all round for
security; it has a slight slope on one end going to about 6 feet deep on the other end and
the goal is to use this area as a passive park during the dry season.
Commissioner Brown asked if there was concern about liability. Ms. Heffernon said there will be
the gate and the fence surrounding this area.
Commissioner Arnold:
• He would like to see lots 29 & 30 with more space for parking in front of the homes. Mr.
Mack said they had provided offsite parking for these units.
• He would like to see stairs installed between the fields to make access more direct to the
baseball diamonds.
• He would like to see the trees spaced closer together. Mr. Mack said they could infill with
15- gallon trees.
Pete Gallagher, 1375 Dixson, asked Mr. Mack for some clarification on how some of the lots would
access onto Dixson; expressed concern about pedestrian access being close to the other retention
basin that is full of water; stated pedestrian access between the two ball fields would be more
appropriate and safer.
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PLANNING COMMISSION AGENDA PAGE 3
TUESDAY, OCTOBER 21, 2003
Paul Savage, 1374 Dixson Street, stated he really liked the revisions that had been done,
especially the park and path and appreciated the effort.
John Wising, Grover Beach resident, stated his concern with the growing traffic in the area; people
from Grover Beach were being locked out from access to this area; he would like to see the City's
working together more to solve these problems; a stop light is needed at Brighton Street and Oak
Park Boulevard.
Katrina Ostby, 1371 Dixson Street, asked for clarification on how the funds from the special
assessment district for the Dixson Street area would work.
John Mack addressed this issue and answered the other public concerns in some detail.
Chair Guthrie closed the Public Hearing.
Commission Comments:
• They very much appreciated the applicant returning and the revisions made to the project.
• They would like to add a condition to have stairs if the parking alignment is on the right
(eastside) of the project site.
• They noted the rounding down on the number of affordable units, but this was acceptable
as there was now an expanded retention basin.
• They would like to have more trees and asked that the conditions reflect this - 15 gallon
would be acceptable.
• They hoped the increase in traffic would not be a problem.
• Believed the density got out of hand for this project; it should have gone to 7,200 square
foot lots and to 6,000 square foot lots with the density bonus.
• Ponding basin — in favor of it being gently sloped for public use.
• The 36 -foot road width is acceptable.
• The financing of a maintenance district is the best way to go.
• Traffic issues: Concerns with Oak Park/Grover Beach - the issues of getting across Oak
Park - Grover Beach controls these issues.
• Affordable housing: It's not moderate income, but is less than the average for the area;
there are 16 deed - restricted units and there were none in Berry Gardens.
• The path is essential for a walkable neighborhood.
• Preferred Plan B alternative, with the pathway to go between the baseball diamonds.
Commissioner Brown expressed concern for the future and that they were adding traffic density
that may cause problems in the future and that the affordable housing would not be as affordable
as they would like them to be.
Chair Guthrie stated that most of the issues had been addressed based on the higher density.
The Commission stated they were overall in approval of the revised project.
Commissioner Arnold made a motion, seconded by Commissioner Brown, to recommend that the
City Council amend the General Plan and Zoning Map of the City of Arroyo Grande, amend
Planned Development 1.5 and approve Vesting Tentative Tract Map 02 -002 in General Plan
PLANNING COMMISSION AGENDA PAGE 4
TUESDAY, OCTOBER 21, 2003
Amendment 02 -001, Development Code Amendment 02 -002, and Planned Development
Amendment 02 -001 with the following additions and amendments to the conditions:
1. The park alignment to go between baseball diamonds, and
2. If this is rejected a staircase is to be installed between the baseball diamonds (on the
southwest corner of the soccer fields);
3. The amendments to condition nos. 113 and 125 as submitted by staff.
and adopt:
RESOLUTION 03 -1906
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO
GRANDE RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL
PLAN AND ZONING MAP OF THE CITY OF ARROYO GRANDE, AMEND
PLANNED DEVELOPMENT 1.5, AND APPROVE VESTING TENTATIVE TRACT
MAP 02 -002 IN GENERAL PLAN AMENDMENT 02 -001, DEVELOPMENT CODE
AMENDMENT 02 -002, AND PLANNED DEVELOPMENT AMENDMENT 02 -001
FOR PROPERTY LOCATED AT THE NORTH SIDE OF FARROLL AVENUE
BETWEEN OAK PARK BOULEVARD AND GOLDEN WEST PLACE APPLIED
FOR BY DON McHANEY
The motion was approved on the following roll call vote:
AYES Commissioners Arnold, Brown, Keen and Chair Guthrie
NOES: None
ABSENT: Commissioner Fowler
the foregoing resolution was adopted this 21 day of October 2003.
The Commission took a 10- minute break.
Ms. Heffernon requested that Item IV.A be heard next.
NON - PUBLIC HEARING ITEM IV.A — PRE - APPLICATION REVIEW CASE NO. 03 -012;
APPLICANT — LORENE NEFF; LOCATION — 509 BENNETT STREET. Staff report prepared and
presented by Assistant Planner — Jim Bergman.
Mr. Bergman gave an overview of the proposed lot line adjustment, which would better utilize
underlying antiquated parcels. Using a power point presentation he described how the flag lot
would be created and also create a buildable lot in the back.
Mr. Bergman stated there are currently 213 parcels in the City that can be developed as lots as
narrow as 25 feet wide and less than 5000 square feet; they are located in the tract where the
applicants lives and in three other tracts in the City. Staff would like to see some sort of controls
on the development in these Tots to avoid problems with impacts on infrastructure such as traffic,
water and sewer in the future. Mr. Bergman then described some options for development of
these narrow lots and asked the Commission for their direction.
Chair Guthrie opened the Hearing to the public and hearing no comment closed it.
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PLANNING COMMISSION AGENDA PAGE 5
TUESDAY, OCTOBER 21, 2003
Commission Comments:
• Concern that there be some yard area on these lots.
• Not in favor of flag lots, but could not see how this would work any other way.
• Liked the logic for only allowing the merging of lots on the outside edge that face the Mixed -
Use area.
The Commission said they would be in favor of this project.
PUBLIC HEARING III.B. - GENERAL PLAN AMENDMENT CASE NO. 03 -005; APPLICANT —
CITY OF ARROYO GRANDE HOUSING ELEMENT. Staff report prepared and presented by
Associate Planner, Kelly Heffernon.
Ms. Heffernon stated that the City had held six workshops to study the Housing Element Update.
The last one was on September 2, 2003 and the following Planning Commission recommended
changes had been made:
• The 30 -year rollover when the property changes hands; creating more perpetual affordable
units.
• Reductions in impact fees.
Ms. Heffernon stated that the State Department of Housing and Community Development (HCD)
had just faxed their comments on the Housing Element to the City; she distributed copies to the
Commission.
Chair Guthrie recommended that the State's recommendations not be considered this evening as
they had no had time to study it.
Commissioner Brown:
• He would like to see specific language relating to which agency would be monitoring the
affordable housing.
• He had concern with the language in the Housing Element regarding density bonuses
containing "shalls" that may allow greater densities than he would be comfortable with.
Commissioner Arnold:
• Commercial requirement for housing? Ms. Heffernon replied that Commercial inclusionary
will be researched further because it is more complex; the City Attorney will be reviewing
this in detail before it goes to City Council.
• B.3 -2, page 10: Does not think any of the fees on above moderate or "work force housing"
should be waived.
Commissioner Keen:
• B.3, Page 8: Language should be changed to state — ...or defer collection of impact fees
for "very low, low and moderate income housing units ".
Chair Guthrie agreed with Commissioner Brown and stated he also had a concern that there would
not be an agency in place to monitor the affordable housing, and also agreed with Commissioner
Arnold that he is not in favor of waiving impact fees for moderate income housing, and is only in
favor of reducing impact fees for the low and very low; density bonuses should be sufficient
incentive.
PLANNING COMMISSION AGENDA PAGE 6
TUESDAY, OCTOBER 21, 2003
After discussion the Commission agreed that the fee waiver should not be allowed on moderate -
income housing units.
After further discussion the Commission requested:
• Program B.3 -2, page 10, be eliminated (impact fee reductions for moderate income and
workforce housing).
• Program B.2 -1, page 9, should be more specific and with better time lines on how this will
be implemented with an outside agency to monitor the affordable units.
Ms. Heffernon explained the changes that HCD had requested be made to the City's Housing
Element:
• Page 6, Program A.2 -1 would like more detail on how the 2 dwelling ordinance will be
encouraged and publicized.
• Page 7, A.10 -1, needs better clarification regarding financial incentives for all affordable and
not just for senior and disabled affordable housing.
• Page 11, C.1 -1, needs better see something more tangible to create additional funding for
this program and describe the redevelopment agency in greater detail. This would then
make C.2 -1 redundant and should therefore be deleted.
Chair Guthrie opened the Public Hearing.
Jerry Rioux, Executive Director of the new San Luis Obispo County Housing Trust Fund, (non-
profit corporation) stated that their goal is to work with developers, non - profits, local governments
to help develop more affordable housing and their main goal being to set up a revolving loan fund
to help provide financing for various projects that are appropriate for the community. Mr. Rioux
commended the City on the Housing Element and on the many good policies to be considered. He
further commented:
• Certain affordable programs require longer (45 —50 years) affordable restrictions (rather
than 30 years).
• Redevelopment law has a 15% inclusionary requirement within the area.
• He liked the higher inclusionary area in apartments, especially where annexed to the City.
• He liked the combination of unit size and affordability and suggested that a policy or
program be included to see how it works.
• He liked the way that both unit size and affordability had been combined in calculating
density bonuses and suggested a policy or program be included to evaluate how this works
during the Housing Element period for fine tuning.
• One area that was missed: A 2 residential unit program, which could create 45 units
every year without financial assistance and half would probably be low and half moderate
income.
• If the 2 residential units require assistance they can be developed with deed restrictions.
• He liked the commitment to work with non - profits — and stated it is helpful to identify more
ways on how to use this money.
• Requested that the City include the SLO County Housing Trust Fund agency to work with
them over the period of the Housing Element.
The Commission stated they had been under the impression that the 2 residential dwelling units
could not be counted towards the RHNA.
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PLANNING COMMISSION AGENDA PAGE 7
TUESDAY, OCTOBER 21, 2003
Steve Ross, 211 Garden Street:
• Policy B.3 -2: Most of the fee waiver language had already been struck and deferred
collection had been the primary method; there may still be some incentive outside of the
density bonus; he suggested to collect fees and when built if it fits the moderate /workforce
housing the rebate could be made after completion.
• The affordable housing will be deed restricted so therefore the S & S Homes project would
be included.
• There is a need to take some of financial burden off the builder to provide workforce
housing and this will benefit the whole community.
• If more houses were built the price of housing would not be so high.
• May have to expand the City boundary to find property.
• Inclusionary housing is a good thing.
Chair Guthrie closed the Public Hearing.
Ms. Heffernon said she would make the recommended changes requested by HCD and would take
both the Commission recommendations and staff recommendations to City Council.
Commissioner Brown made a motion, seconded by Commissioner Arnold to recommend
Environmental Determination and adoption of the 2003 Housing Element of the General Plan
including the changes recommended by the HCD and:
• Policy B.2 -1, page 9, include language that will specify "a specific time frame and who will be
used as a monitoring agency ".
• Policy B.3 -2, Page 9, to be entirely eliminated.
• Policy B.3, page 8, strike word "projects ".
and adopt:
RESOLUTION NO. 03 -1907
A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION
RECOMMENDING ENVIRONMENTAL DETERMINATION AND ADOPTION OF
THE 2003 HOUSING ELEMENT OF THE GENERAL PLAN
The motion was approved on the following roll call vote:
AYES: Commissioners Brown, Arnold, Keen and Chair Guthrie
NOES: None
ABSENT: Commissioner Fowler
the foregoing resolution was adopted this 21 day of October 2003.
Chair Guthrie requested that the Commission get a copy of any of the changes made by staff and
the Commission prior to them going to City Council (copy of the chapter with the changes
highlighted).
Chair Guthrie congratulated staff on having the Housing Element Update completed and submitted
to the State HCD in such good time.
PLANNING COMMISSION AGENDA PAGE 8
TUESDAY, OCTOBER 21, 2003
DISCUSSION ITEMS -
1. Antiquated Subdivision Development Standards /Lot Mergers - discussed with Item III.A by
Assistant Planner, Jim Bergman.
PLANNING COMMISSION ITEMS AND COMMENTS -
Commissioner Brown asked for update on the Coastal Christian appeal.
Commissioner Keen stated that the Philly's Restaurant had installed the finest concrete sidewalk
that he had ever seen.
COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP - None
ADJOURNMENT — The meeting was adjourned at 9:30 p.m.
ATTEST:
LYN REARDON- SMITH,
SECRETARY TO THE COMMISSION
AS TO CO T NT:
ROB T - ONG,
COMMUNITY DEVELOPMENT ' !RECTOR
• MES GUTHRIE, CHAIR
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