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PC Minutes 1998-02-171 1 1 ARROYO GRANDE PLANNING COMMISSION FEBRUARY 17, 1998 The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding. Present are Commissioners Haney, O'Donnell, Greene and Rondeau. Also in attendance are Community Development Director Doreen Liberto - Blanck, Associate Planner Helen Elder and Deputy Public Works Director Craig Campbell. ORAL COMMUNICATIONS - None PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 97 -564 AND ASSOCIATED ARCHITECTURAL REVIEW FOR CONSTRUCTION OF A 14 UNIT MULTI - FAMILY APARTMENT COMPLEX FOR LOWER INCOME PERSONS, AND VARIANCE CASE NO. 97 -206 TO DELETE REQUIREMENT FOR COVERED PARKING AND REDUCE THE REQUIRED NUMBER OF PARKING SPACES; APPLICANT: PEOPLES' SELF -HELP HOUSING CORPORATION /JUNIPER STREET ASSOCIATES; REPRESENTATIVE: MARK WILSON; LOCATION: 119 JUNIPER STREET Due to a possible conflict of interest, Chair Lubin was excused and is now absent. Vice -Chair Haney assumed the chair. Associate Planner Helen Elder reviewed the staff report dated February 17, 1998. She stated that the application includes a Conditional Use Permit and associated architectural review for construction of the apartments, and a Variance to allow a reduction in the required number of parking spaces from 39 to 28 spaces and to eliminate the requirement for covered spaces. She described the apartment complex as a combination of one and two story buildings arranged in four attached groups, with a separate common building with an office and laundry facilities. The project consists of eight 3- bedroom townhouses, four 2- bedroom townhouses and two 2- bedroom handicapped accessible flats. Also, a tot -lot, fenced lawn and play area with play equipment is proposed to the rear of the property away from the street. Associate Planner Elder noted that the Architectural Advisory Committee reviewed the project and approved the exterior design, which is similar to the Oak Forest Apartments and Cawelti Court apartments on South Elm Street, both of which are also Peoples' Self -Help Housing projects. She also advised that the City Council waived the traffic impact fees and, therefore, Condition of Approval No. 38.e should be deleted. Also, the reduction of parking spaces should read from 39 spaces to 28 parking spaces instead of the reduction from 32 spaces. In summation, Ms. Elder stated that staff is recommending approval of the Conditional Use Permit and the Variance, the Negative Declaration with the Mitigation Measures. In answer to Commissioner Greene's question regarding the City's fair share allocation for affordable housing units, Community Development Director Liberto -Blanck stated that the fair share housing allocation is based on the Department of Finance population figures. Basically, they look each year at the population growth and then determine how many people are within low to moderate income categories, moderate categories, etc., and determine the similar number of new housing units needed. That figure is given to the San Luis Obispo Council of Governments and they allocate a "fair share allocation" for each city and the county. That allocation is included as part of the Housing Element update of the General Plan, and then each city determines how they will meet their fair share allocation. Arroyo Grande Planning Commission Page 2 February 17, 1998 After further discussion between the Commission and staff, Vice -Chair Haney opened the hearing for public comment. Jeanette Duncan, San Luis Obispo, Executive Director of Peoples' Self -Help Housing, representative for the applicant, described the two projects they have already developed in Arroyo Grande on Elm Street, stating she believes the neighborhood is happy with the quality of the housing, as well as the people that live there are very happy. She briefly reviewed the history of Peoples' Self -Help Housing projects and their methods of financing by forming partnerships with corporations. She also described their maintenance procedures and rental policies. She stated their goal is to provide stable affordable housing for tenants so that they can save and eventually move out and buy their own homes. She noted that some of the banks do credit counseling, they have job training opportunities to offer the tenants, and they always hire someone to live on -site to manage the projects. She expressed her appreciation to the City of Arroyo Grande staff for their support of the needs of the people that live and work here. Mark Wilwand, 971 Osos Street, San Luis Obispo, architect for the project, described the proposed project in detail. He stated they have reviewed the Conditions of Approval and they have no problems with them, and are looking forward to building the project. Lori Dean, 131 Juniper Street. stated she lives next door to the proposed project. She expressed concerns about adding 14 units on such a narrow street and reducing the parking requirements to two per unit. She stated, in her opinion, cars will be parked all over the neighborhood and there are a lot of children that live in the neighborhood and, with 14 more units, there will be more children. She pointed out that there are no sidewalks and during the rainy season, the children walk in the streets to avoid overflowing gutters, and she is concerned for their safety. She suggested that the developer install sidewalks so the children do not have to walk in the street. She also suggested installing a block wall instead of the proposed wooden fence. She noted that the plan shows only one trash bin, stating one trash bin would not be enough for 14 families, and suggested three to four trash bins for the 14 apartment units. Ms. Dean inquired about the tenants changing oil and working on their vehicles, and asked if there would be an area designated for maintenance of their vehicles. She asked if there would be speed bumps on the driveway to slow the vehicles. She noted that 28 more vehicles on the street will be doubling the current number. With regard to handicapped parking, Ms. Dean stated, in her opinion, two handicapped parking spaces is not enough. Pat McKenna, 137 Juniper Street, stated he would be in favor of low cost housing or condos for home ownership instead of low cost apartments for the reason that more than one family sometimes live in one apartment, and if they are buying a house or condo, they are more likely to maintain them. He further stated his concern about the water use with 14 units, the increased traffic and the problems with decreasing the parking requirements from 39 spaces to 28 spaces. Jeanette Duncan responded to the concerns expressed by the neighbors. She advised there is a lease the tenants sign that spell out a lot of ground rules and if the tenants do not abide by the rules, then they have to leave. She stated sidewalks are being installed in front of the project, and the drainage is also being addressed. Hearing no further comments from the audience, Vice -Chair Haney closed the public hearing. 1 1 1 Arroyo Grande Planning Commission Page 3 February 17, 1998 Vice -Chair Haney commented that with three affordable housing developments within the community in a concentrated area, one of the concerns that the neighbors may have is their property values, and at what point does this concentration have a negative effect on the adjacent neighborhood? Ms. Duncan stated that the majority of the occupants live and work in the community and not everyone can afford to buy an expensive home, and in looking at the way the property is zoned, it is evident that the City wants to provide opportunities for housing that is not going to cost $250,000 by putting an overlay of zoning. She further stated, in her opinion, the issue of concentration is not really going to have an impact when affordable housing is being provided for people already working and living in the community. She stated she has seen some studies done on the over concentration issue and the impact that could occur on property values. Vice -Chair Haney requested that Ms. Duncan try to locate some of those studies and direct them to the staff. In answer to Commissioner Greene's question regarding maintenance of the project, Ms. Duncan stated that with the different types of financing they have, the lenders are concerned about long term maintenance, and one of the things they do that most owners do not do is have a reserve account for replacement and maintenance costs. When the development is built, it is funded initially with a large operating reserve and a replacement and maintenance reserve. She advised they also have a maintenance program whereby certain improvements are done on a routine basis. Additionally, the on -site managers are responsible for taking repair orders from the tenants, and there is a certain amount of time stipulated when these repairs have to be done. Vice -Chair Haney referred to the two options noted in the staff report with regard to drainage. Mr. Wilwand advised that storm water would be retained on site in depressed landscaped areas. Open play areas and lawn areas in front of the units would be swaled and depressed to contain the storm water that is required to be retained on site and to direct and limit the storm water discharged to the street. Deputy Public Works Director Craig Campbell stated the City would prefer the storm water be retained on site if they can, and the proposal to use the landscaped areas for this retention is acceptable. Vice -Chair Haney referred to a provision in the Development Code, Section 9.06.05(b), which provides for a minimum setback of 20 feet when adjacent to a single family district, and looking at the plan, it looks like a 12 to 15 foot setback. He asked if there was anything that could be done that would not impede the design or the efficiency of the design that would address that issue so that the two story units would be not looking down into the backyards and windows of the lower single family units? Mr. Wilwand suggested either moving the units over 5 feet from the property line or having some landscape planting in the rear yards of the units. After further discussion, the following action was taken: RESOLUTION NO. 98 -1650 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT CASE NO. 97 -561 AND THE ASSOCIATED ARCHITECTURAL REVIEW, AT 119 JUNIPER STREET, APPLIED FOR BY JUNIPER STREET ASSOCIATES, A PEOPLES' SELF -HELP HOUSING CORPORATION; ADOPTION OF A NEGATIVE DECLARATION WITH MITIGATION MEASURES AND INSTRUCTION THAT THE SECRETARY FILE A NOTICE OF DETERMINATION On motion by Commissioner O'Donnell, seconded by Commissioner Greene, and by the following roll call vote, to wit: Arroyo Grande Planning Commission Page 4 February 17, 1998 AYES: Commissioners Rondeau, Greene, O'Donnell and Haney NOES: None ABSENT: Commissioner Lubin the foregoing Resolution was adopted this 17th day of February 1998. RESOLUTION NO. 98 -1651 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 97 -206, APPLIED FOR BY JUNIPER STREET ASSOCIATES, A PEOPLES' SELF - HELP HOUSING CORPORATION, AT 119 JUNIPER STREET, VARIANCE FOR OPEN PARKING AS OPPOSED TO COVERED PARKING AND REDUCTION OF REQUIRED PARKING SPACES On motion by Commissioner Greene, seconded by Commissioner O'Donnell, and by the following roll call vote, to wit: AYES: Commissioners Greene, O'Donnell, Rondeau and Haney NOES: None ABSENT: Commissioner Lubin the foregoing Resolution was adopted this 17th day of February 1998. Chair Lubin is now present and assumed the chair. REVIEW OF CONDITIONAL USE PERMIT CASE NO. 89-459, COASTAL CHRISTIAN SCHOOL, 1220 FARROLL AVENUE; APPLICANT: KATHY SPENCER Associate Planner Helen Elder reviewed the history of Conditional Use Permit No. 89-459 approved in August 1989 for the location of a temporary private elementary school in an existing building. An amendment was approved in July of 1996 allowing the placement of three temporary modular buildings with a total building area of 2,880 square feet. Subsequently, Coastal Christian School submitted a plot plan for a temporary modular building totaling 480 square feet. The Development Code allows a plot plan review for additions under 500 square feet and public notification is not required. Ms. Elder advised the Commission that the Conditional Use Permit is scheduled for review in July 1998. She referred to a letter from Kathy Spencer, 455 Golden West Place, regarding the modular building and expressing concerns about privacy, fencing and landscape screening. Staff contacted the Coastal Christian School and a response was received in a letter dated October 23, 1997 stating they believe they have complied with the City requirements and that a privacy issue will not occur for the adjacent neighbors. Associate Planner Elder advised that staff met with representatives of the school and had several phone conversations with the neighbors in an attempt to resolve their concerns. On December 11, 1997 staff was contacted by Mr. Ken Nordin, member of the School Board of Directors, indicating that a meeting with the church had been held and it was determined that no additional changes to the fencing would be made. Based on that information, this item is being referred to the Planning Commission for a determination. She referred to four alternatives for the Commission's consideration as listed in the staff report. After staff's presentation, Chair Lubin opened the discussion for public comment. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 February 17, 1998 Kathy Spencer, 455 Golden West Place, referred to her most recent letter dated January 27, 1998, outlining what she believes is a fair offer to resolve the privacy issue. She stated part of her frustration is the fact that the school and the church ceased talking to the neighbors about the issue. She outlined her proposal of trellises and planting fast growing plants over each of the windows facing their properties, and at a cost of $300 she and her neighbor would place trellises, plants and irrigation supplies for their side of the fence. She stated the school can look into their windows and they can look into the school's windows. Jackie Walker, 451 Golden West Place. stated her concerns regarding the privacy between their bedroom windows and the school and she would like to see a resolution of this problem here at this meeting tonight. She stated they were not notified about the modular, which was installed over one weekend, and now the people at the school can look over the back fence and directly into their windows Lance Tullis, Principal of Coastal Christian School, referred to his letter to Ms. Elder, dated December 2, 1997, offering three solutions to the privacy issue. He pointed out that the school does not own the property and is only renting from the church. Also, one of the contingencies of the Conditional Use Permit is that the modular buildings are temporary and will eventually be removed. Ken Nordin. Coastal Christian School Board Member. described the uses of the modular, noting that the two end units are offices; one for the bookkeeper and the other office will be used for Independent Study and Drivers' Education directors. The center of the building will be used as a computer classroom and will only be used occasionally. He further stated that the windows that face the driveway all have blinds. Mr. Nordin stated he did talk to the people at the church about raising the fence to 8 feet, however, they did not want to go to that expense. They are going to replace the trees and they have replaced all of the old fence that came out. He further stated they are willing to work with the neighbors and suggested awnings over the windows to block off the top 12 inches (plus or minus). Kathy Spencer commented that awnings over the windows wound be a good idea, and suggested some sort of trellis with plants to break up the bulk look of the modular wound be agreeable. Mr. Nordin advised that the church is working on a landscaping plan and could put some minor landscaping along the front to break up the bulk of the modular. Hearing no further comments, Chair Lubin closed the public comment portion of the meeting and reserved further comments to the Planning Commission. After a brief discussion among the Commissioners, Chair Lubin stated that the applicant and the school have reached a 98% agreement as to what can be done to remedy the privacy issue. He recommended that the applicant and the school work out the solution, and that the Commission look at the project in July as part of the Conditional Use Permit review process. In addition, he stated he agrees with Alternative No. 3 that as part of the Development Code Update an amendment be made to require notification of neighbors within 300 feet of a plot plan approval The Commission was in agreement with Chair Lubin's recommendation. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS General Plan Update - Community Development Director Liberto -Blanck reminded the Commission of the General Plan Visioning Workshop Saturday, February 28 from 10 a.m. to 2:00 p.m. Arroyo Grande Planning Conunission Page 6 February 17, 1998 Update of Projects: 1. Community Development Director Liberto - Blanck advised that the Guidetti Square Pre - Application Review will be on the March 3' agenda. 2. Ms. Liberto - Blanck advised that the appeal filed by the CCRD on the Five Cities Center scheduled for the City Council meeting of February 24th has been continued to March 10 ADJOURNMENT: There being no further discussion, the meeting was adjourned by the Chair at 9:40 p.m. ATTEST: Pearl L. Phinney, Commission Clerk AS TO CONTENT: 1 -4 1 1_p/i/u Doreen Liberto - Blanck, AICP Community Development Director 1 1 1