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PC Minutes 2002-04-021 CALL TO ORDER The Arroyo Grande Planning Commission met in regular session with Chair Costello presiding. Present were Commissioners, Fowler, Guthrie, and Keen. Commissioner Brown was absent. Also in attendance were Community Development Director Rob Strong, Associate Planner Kelly Heffernon, Associate Planner Teresa McClish, and Public Works Assistant City Engineer, Michael Linn. APPROVAL OF MINUTES — The minutes of March 5, 2002 were approved as submitted, with a unanimous 4/0 voice vote. ORAL COMMUNICATIONS None MINUTES REGULAR MEETING OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION APRIL 2, 2002 WRITTEN COMMUNICATIONS None PUBLIC HEARING ITEM — CONDITIONAL USE PERMIT 02 -003 AND LOT LINE ADJUSTMENT 02 -001; APPLICANT — FIVE CITIES VINEYARD CHURCH /RICHARD & KENT BLANKENBURG; LOCATION — 1052 EAST GRAND AVENUE This item was continued to the April 16 regular meeting of the Planning Commission by consent of the applicant to allow submittal of a parking study. PUBLIC HEARING ITEM — TENTATIVE PARCEL MAP 01 -003 AND VARIANCE 01- 002; APPLICANT — KARL AND SANDRA HOGAN; LOCATION — 1260 & 1270 POPLAR STREET. Staff report by Teresa McClish. Ms. McClish presented the staff report to the Planning Commission giving the background on the project and details of the proposal. Ms. McClish said the applicant is proposing to subdivide two existing parcels into four Tots in a Multi - Family District and a Variance is being requested to deviate from the standard lot sizes. There are eight existing residences on the lots and no new construction is proposed. A Variance is required for two parcels that are less than the minimum lot size of 10,000 square feet. In addition, the applicant is requesting a 25% Density Bonus for Parcel 'D', in order to meet maximum density requirements of the Multi - Family zone, and exception from the undergrounding of overhead utilities requirement. Finally, staff requests that a fire hydrant be relocated to be within 300 feet of the property and bring it up to Code. MINUTES PLANNING COMMISSION APRIL 2, 2002 PUBLIC COMMENT Terry Payne, RRM, in answer to Chair Costello's question said the only additional improvements that will be done on site are to bring one lot into conformance for setback requirements by removing a sub - standard garage and building a new one. END PUBLIC COMMENT The Planning Commission made the following observations: • This was a rational and common sense proposal for the site given the history. • It would not accomplish anything to require undergrounding of the overhead lines as there is no new construction involved, it would not significantly effect the rest of the neighborhood and would be a hardship on the applicant. • For public safety purposes the fire hydrant should be installed to comply with Code. • The findings for the Variance were appropriate. • There was a concern about enforceability of the affordable housing that would be achieved by the density requirement being met. Staff explained that the rental unit could be monitored by the Housing Authority for compliance. Commissioner Keen made a motion, seconded by Commissioner Fowler to approve the Tentative Parcel Map and the Variance, including Attachment 'A', and deleting Condition of Approval No. 27 addressing the undergrounding requirement for overhead lines, and approve: RESOLUTION NO. 02 -1834 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP CASE NO. 01 -003 AND VARIANCE CASE NO. 01 -002 LOCATED AT 1260 AND 1270 POPLAR STREET, APPLIED FOR BY SANDRA HOGAN AYES: Commissioner's Fowler, Keen, Guthrie and Chair Costello NOES: None ABSENT: Commissioner Brown The foregoing resolution was adopted this 2 nd day of April, 2002 PAGE 2 1 1 1 1 1 MINUTES PLANNING COMMISSION APRIL 2, 2002 PAGE 3 NON - PUBLIC HEARING — PRE - APPLICATION REVIEW 02 -002; APPLICANT — DON MCHANEY; LOCATION — FARROLL ROAD. Staff report by Kelly Heffernon. Ms. Heffernon presented the staff report which included a detailed description of the project. Some of the main highlights of the proposal were: • The project site is located adjacent to the Soto Sports Complex and in a neighborhood of multiple and single - family residential development. • The applicant proposes to subdivide the 10 -acre property into 25 custom home lots ranging in size from roughly 8,000 to 12,000 square feet, and dedicate 1.23 acres to the City for development as a neighborhood park. The site is currently being used for agriculture. • The property is zoned Residential Suburban, but because the property is classified and zoned within a Planned Development area, the lot size can vary as long as the overall density does not exceed 2.5 dwelling units per acre; the proposed density is exactly 2.5. • Construction of a guesthouse on each parcel is proposed as a means of providing affordable housing. Because of the flexibility allowed through the Planned Development process, any second units could be permitted on all of the lots if so desired by the City. • Various lot layouts and park locations have been considered, which included a park along the north property line adjacent to the Soto Sports fields, to the east as a linear access to Soto Park, and along Farroll Road, which is the applicant's preferred alternative. The Parks and Recreation Department has stated that the City would consider accepting the park dedication and assume maintenance responsibilities only if the applicant constructs the necessary park improvements as well as dedicating the land: The City would consider waiving the park development fees under these circumstances. • The Fire Department says the lot layout and street locations would work fine, as long as houses greater than 150 feet from the street were sprinkled. Commissioner Guthrie was in support of the granny units, but stated that there would have to be some sort of bonding to make sure that the potential affordable housing would get built. He further commented that it seemed awkward to have double frontage lots (street running along the back yards) and suggested that a higher density might improve the layout. Commissioner Keen felt that access to the Soto Sports Complex could be a nightmare for residents. He liked the lot sizes, but did not agree with the use of "granny units" as affordable housing. In answer to Commissioner Keen's question regarding drainage for the proposed site, Rob Strong explained that the Soto basins are upstream from this site and the site drainage could go directly to the outfall line from Soto Park then into the MINUTES PLANNING COMMISSION APRIL 2, 2002 PAGE 4 Arroyo Grande Creek. The drainage could be accomplished either within a small portion of the park site or the strip adjacent to the drainage line on the east edge of the property, but the final plan would include evaluation of the additional drainage and whether or not a ponding facility would need to be included. Commissioner Keen further commented that the open space areas in new developments are important to provide places for children to play. He went on to state that the proposed development would heavily impact the intersection at Dixson Street and Oak Park Boulevard. Commissioner Fowler had a concern that in an emergency the cul -de -sacs could be a hazard and thought it might be safer if the cul -de -sac were to go through to Farroll Street. She further stated that many people prefer smaller lots with a nice house so she was in favor of higher density. Chair Costello asked how a 600- square foot guest -house could effect affordable housing? Rob Strong replied that it could be managed as a rental unit and because of it's size could be more affordable, and as suggested by Commissioner Guthrie kept more affordable, because the owner would be onsite. Chair Costello had the following concerns: • Fire access - he suggested a breakaway gate coming into the cul -de -sac might be advisable. • The future density — he felt it could be considerably increased if owners came back to request additional second units. • The drainage - he would want see a study done to clearly show where the park open space would be and what area would be dedicated to a ponding facility. • Traffic impacts — he felt they should be studied. Commissioner Keen said he was not in favor of granny units because they are not used for this purpose, but for rentals and it increases the density and is not fair for the neighborhood. Commissioner Guthrie said if granny units are planned at the beginning of a project a lot of the downside associated with second units, such as inadequate parking, can be addressed. There is plenty of room for them and they can be very affordable. The Planning Commission said overall they looked favorably on the project and thought it was an attractive development. 1 1 1 1 MINUTES PLANNING COMMISSION APRIL 2, 2002 PAGE 5 Jeff Emerick, EDA, said granny units could help augment the home cost if they are planned at the beginning because there is no land cost involved. These homes have fairly large frontage and plenty of room for parking. The affordable housing fee could be waived at the building permit if a granny unit is included so this is the incentive to provide at least 10% affordable. Mr. Emerick then fielded questions from the Planning Commission on the drainage for the project, and said it will need to be studied with the City to ensure that it will work. He agreed that if the park needs to be used for drainage it would not really be a park. Commissioner Keen asked if the road connection between the two cul -de -sacs could be redesigned to allow better traffic flow. Mr. Emerick said they had tried other designs, but had not come up with any design changes that would improve the situation. DISCUSSION ITEMS Rob Strong gave a preview on the Village Design Guidelines Workshop, including the status on the East Branch Streetscape Enhancement Project, the Development Code update on the Village Commercial District and downtown Parking District Boundaries. PLANNING COMMISSION ITEMS AND COMMENTS The Commission said they would like to participate in a workshop to become educated on existing overhead utility areas /undergrounding requirements. Rob Strong suggested that this first be initiated with PG &E. Commissioner Keen suggested that Council be asked to explore an assessment district for East Grand Avenue after the meeting with PG &E. In addition the Planning Commissioner said they would like a short information session on ponding basins from Public Works. In answer to Chair Costello's question regarding the boundaries being studied in respect to Nipomo's incorporation into a City, Rob Strong said he had been invited as a City representative to attend a North Mesa Property Owner's meeting Monday April 8, where a discussion on the County's development proposals will take place; he would bring back a report to the Commission. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP Rob Strong gave a report on the League Planner's Institute he had attended during March, showing the Commission a video on "Smart Growth ". He then discussed MINUTES PLANNING COMMISSION APRIL 2, 2002 affordable housing and other session data and publications Community Development has available for circulation. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 9:00 p.m. on a motion by Chair Costello, seconded by Commissioner Keen, and unanimously carried. LYN REARDON- SMITH, COMMISSION CLERK AS O CO ROB STRONG, COMMUNITY DEVELOPME T DIRECTOR PAGE 6 EPH M. COSTELLO, CHAIR 1 1 1