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PC Minutes 1997-12-021 1 1 ARROYO GRANDE PLANNING COMMISSION DECEMBER 2, 1997 The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding. Present are Commissioners Haney, Greene, Rondeau and O'Donnell. Associate Planner Bruce Buckingham and Assistant Public Works Director Craig Campbell are also in attendance. ORAL COMMUNICATIONS Otis Page, 606 Myrtle Street, read and distributed a letter to the Planning Commission regarding the proposed Arroyo Linda Crossroads specific plan. He stated his concerns are the location of the industrial and /or commercial area near the water tank near the ridge of the Arroyo, and the proposed use of a road at Huebner Lane. Mr. Page stated that a public hearing should be held before an EIR is conducted. PUBLIC HEARING - TENTATIVE PARCEL MAP CASE NO. 97-542, SUBDIVIDE ONE PARCEL INTO TWO LOTS; APPLICANT: DAN BLOUGH; REPRESENTATIVE: TIM TIESSEN; LOCATION: 495 GRAND AVENUE Associate Planner Bruce Buckingham advised the project site is currently developed with a Jiffy Lube oil change business. The project consists of subdividing an existing parcel of approximately 27,000 square feet into two parcels. Parcel 1 includes a portion of the paved area coming off the entrance of Grand Avenue, as well as the sloped areas to the south and west of the pad. The proposed parcel 1 would be 15,436 square feet and would remain vacant until the Planning Commission approves a CUP application. The proposed parcel 2 is approximately 11,000 square feet and will accommodate the existing Jiffy Lube business. Both lots meet all Development Code requirements for the Highway Commercial District, with the exception of Parcel 1, which has a street frontage of only 76 feet; the Development Code requires 80 feet. Condition #8 has been added that would necessitate the map being revised before final approval by the City Council. Mr. Buckingham stated that staff recommends approval of the parcel map as proposed subject to the Conditions of Approval. Commissioner Greene questioned staff about Condition of Approval #9 regarding the dedication of road right of way for the Valley Road Extension Reservation. Mr. Buckingham advised that there is an existing road reservation which was made at the time the map was recorded many years ago. Assistant Public Works Director Craig Campbell pointed out that the intent is to maintain the existing offer. He noted that when a new subdivision map is recorded, prior offers are superseded and Condition #9 is included to keep the prior offer in place. Commissioner Haney commented that with the 20 foot road reservation, it looks like 2,400 feet is being pulled out from Parcel 2, which reduces the size of that parcel below the minimum Development Code standards of 10,000 square feet. Commissioner Haney stated his concern is the less than minimum lot size that could result in the future. Commissioner Haney referred to the existing easement on the west side of the property, shown on the map as 12' 6" wide, which seems to span two properties. He stated on site inspection, it looks like it is approximately 21 feet wide. Mr. Buckingham advised that the total easement width is probably 25 feet; 12' 6" coming from both sides or approximately the center line of the access easement. He agreed there is an error on the map; it should read a 25' wide utility easement. He stated he would check the title report to confirm the easement width. In response to Commissioner Haney's concern about the drainage issue, Mr. Buckingham .advised that the applicant requested the parcel map be processed separately from the CUP. Currently, there is one issue that has not been resolved regarding the Conditional Use Permit application that was submitted with the parcel map. However, at this point, staff is confident this parcel can accommodate future development from all standpoints, parking and drainage included. Arroyo Grande Planning Commission Page 2 December 2, 1997 After further discussion, Chair Lubin opened the public hearing and invited the applicant to speak. Dan Blough, 2637 Lorencita. Santa Maria. applicant for the project, spoke regarding the requirement for future dedication of the road. He stated when he bought the property there was an existing approved parcel map, showing the Jiffy Lube site to be 9,700 square feet, and that included the reservation for the Valley Road extension. He did not think it would be appropriate for him to resize that parcel now to make it 10,000 square feet after the dedication of the roadway. In looking at the topography and the way the streets are going to go, in his opinion, that road is never going to be dedicated. He stated he would prefer not to have the condition for the street dedication. He further stated he would not want to resize the Jiffy Lube parcel to a larger parcel because they do not need any more space for their use, and he does need the square footage and the space for the proposed Wayne's Tire location on the remaining parcel. In response to the drainage issue, Mr. Blough advised his engineer has delivered to the Public Works Department a calculation that shows that the property can take all of the water from the site and drain it through the existing pipe. He further stated he does not feel it is necessarily appropriate to have a reciprocal parking agreement, because adequate parking is being provided for both projects. There is a reciprocal access agreement to share the driveway between the two parcels. Hearing no further comments from the audience, Chair Lubin closed the public hearing. Commissioner Haney stated he feels that the reservation dedication is necessary, and is concerned about creating a lot that is less than the current minimum requirement. As the site is laid out, and if in the future the road is dedicated, he is not sure that the 10 or 11 required parking spaces will be provided. He suggested an additional condition be as part of the parcel map, in the event that at sometime in the future the deal with Wayne's Tires happens to break down, a minimum of 10,000 square feet could be provided for parcel 2. He suggested adding Condition #13 under the Public Works Conditions requiring that erosion and drainage control be acceptable to the Public Works Department prior to final recordation of the map. Mr. Blough stated he would agree to that condition being added as long as the intent is to show they have the ability to solve the problem, however, he would be opposed to having to build that structure, and have it complete before the parcel map can go on record. Commissioner O'Donnell stated that at this time the easement is considered as a part of the square footage of the parcel. If the roadway is dedicated in the future, the applicant may have a problem. Chair Lubin stated that there have been a lot of issues raised and solutions have been generated in terms of erosion and drainage control. He also stated the additional condition (Condition #13) that Commissioner Haney proposed is important so we have a conceptual agreement on the correction of the problems mentioned. Commissioner Haney commented on the issue of minimum lot size, stating he feels it is important to observe the Development Code and maintain the minimum lot size of 10,000 square feet. He stated, however, he would be willing to go along with the consensus of the Commission on this issue with the indication that he would prefer the 10,000 square foot minimum lot size. Chair Lubin opened the public hearing. Arroyo Grande Planning Commission Page 3 December 2, 1997 Commissioner O'Donnell stated he does not have a problem with the 9,100 square foot lot size. Commissioner Rondeau stated he is in agreement with Commissioner Haney to maintain the minimum lot size of 10,000 sq. ft. Commissioner Greene stated the building of the road is so remote as to be almost beyond concern, however, he believes there should be a way to ensure the integrity and uniformity of the Development Code. The fact that the road may be developed in the future is so remote, he feels the City would be better served by allowing Mr. Blough to develop this property and put it to good use by allowing him to bring in this other business and reconfigure the Jiffy Lube lot to make it more efficient. Commissioner Haney withdrew the issue he raised with regard to the minimum 10,000 sq. ft. lot size. Mr. Blough suggested this matter be continued to the next Planning Commission meeting to review the Valley Road roadway reservation, and the Commission recommend to the Council that they abandon the reservation, in which case this would solve everybody's problems. After further discussion, on motion by Commissioner O'Donnell, seconded by Commissioner Haney, and unanimously carried, Tentative Parcel Map 97 -542 was continued to the Planning Commission meeting of December 16 PUBLIC HEARING - CERTIFICATE OF COMPLIANCE CASE NO. 97 -547; CERTIFICATE OF COMPLIANCE FOR TWO COMMERCIAL LOTS; APPLICANT: RALPH BUSH; REPRESENTATIVE: JIM MCGILLIS; LOCATION: 137 AND 145 BRIDGE STREET Associate Planner Buckingham reviewed the staff report dated December 2, 1997. He advised the purpose of this application is to confirm the legality of existing parcel boundaries. These properties were created by deed several years ago. Staff has reviewed the deeds and determined that these were legally created parcels. The Development Code requires that Certificates of Compliance come before the Planning Commission and approval by the Commission would allow the applicant to record the certificates. The Public Works Department has reviewed the Certificates of Compliance and finds that the lots were legally created. Jim McGillis, Surveyor with San Luis Engineering, representing the applicants, stated these lots were created . in 1945 and Mr. Bush bought them as four separate parcels with four separate deeds. Basically, this is a way to prove to potential buyers that these are legal lots. Hearing no further comments from the audience, Chair Lubin closed the hearing and reserved further comments to the Commission. There being no further discussion, the following action was taken: RESOLUTION NO. 97 -1642 A RESOLUTION OF . THE CITY OF ARROYO GRANDE PLANNING COMMISSION APPROVING CERTIFICATE OF COMPLIANCE CASE NO. 97 -547 FOR TWO LOTS, LOCATED AT 137 AND 145 BRIDGE STREET, APPLIED FOR BY RALPH BUSH 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 December 2, 1997 AYES: Commissioners Haney Greene, Rondeau, O'Donnell and Lubin NOES: None ABSENT: None the foregoing resolution was adopted this 2o day of December 1997. PUBLIC HEARING - CERTIFICATE OF COMPLIANCE CASE NO. 97 -545, CERTIFICATE OF COMPLIANCE FOR 30 RESIDENTIAL LOTS FINALIZING LOT LINE ADJUSTMENT CASE NO. 96 -531; APPLICANT: PETER KEITH /LARRY GIN; REPRESENTATIVE: LOUIS CABALLERO; LOCATION: SOUTHEAST CORNER OF SOUTH ELM STREET AND FARROLL AVENUE Assistant Public Works Director Craig Campbell advised that these are new lots and are pursuant to an approved lot line adjustment at Farroll Avenue and Elm Street. Staff has reviewed the certificates and find them to be correct and ready for recordation. This is the method that is being used to finalize the lot line adjustment. He referred to Attachment "A" Conditions of Approval, stating that, basically, this is a reference to the lot line adjustment Conditions of Approval that should be included with the Certificates. After a brief discussion among Commissioners and staff, Chair Lubin opened the public hearing. Hearing no comments from the audience, Chair Lubin closed the public hearing and the following action was taken: RESOLUTION NO. 97 -1643 A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION APPROVING CER'1'IFICATE OF COMPLIANCE CASE NO. 97 -545 FOR 30 LOTS, LOCATED AT THE SOUTHEAST CORNER OF FARROLL AVENUE AND SOUTH ELM STREET, APPLIED FOR BY PETER KEITH /LARRY GIN On motion by Commissioner O'Donnell, seconded by Commissioner Greene, and by the following roll call vote, to wit: AYES: Commissioners Haney Greene, Rondeau, O'Donnell and Lubin NOES: None ABSENT: None the foregoing Resolution was adopted this 2n day of December 1997. PLANNING COMMI /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS Tour. of Housing Projects for Peoples' Self-Help Housing Corporation; Saturday, January 10, 1998. Commissioners O'Donnell and Greene stated they would be able to attend the tour. Associate Planner Buckingham advised the tour is scheduled for 9:00 a.m. to 11:00 a.m. Arroyo Grande Planning Commission Page 5 December 2, 1997 Update of Projects. Associate Planner Buckingham advised that the Central Coast Town Center project will be on the agenda for the Planning Commission meeting of December 16t specifically to discuss lighting issues. With regard to Wood Investments' parcel map application heard by the Commission two weeks ago, Mr. Buckingham advised he has not received any information as yet. If information is not received by Friday, staff will not have enough time to review the information and will probably have to ask for a continuance. Assistant Public Works Director Craig Campbell advised that Central Coast Town Center has started construction. He stated the applicant is proposing some traffic improvements somewhat beyond his conditional requirements at the Halcyon southbound off ramp, and El Camino between Halcyon and Brisco Road. Also, construction vehicles will be crossing Rancho Parkway at a designated spot for the next couple of months. As an alternative to having flaggers stopping traffic during this time, the contractor has proposed closing that section of road during hours when construction vehicles are moving across Rancho Parkway. He pointed out that road closures would have to go to the City Council for approval. Chair Lubin stated there is a possibility that the January 6t Planning Commission meeting may be canceled unless there is a real need to have a meeting. Mr. Buckingham advised that the Lopez Continuation High School semi -annual review was tentatively scheduled for January 6 but could be rescheduled for the meeting of January 20'. It was the consensus of the Commissioners to cancel the January 6, 1998 meeting. WRITTEN COMMUNICATIONS 1. Copy of Notice of Berry Gardens Specific Plan mailed December 1, 1997 to Residents. 2. Invitation to Laraine's retirement party. 3. Letter from Otis Page. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 8:55 p.m. ATTEST:- S TO CONTENT: Pearl L. Phinney, Commission Doreen Li' rto- Blanck, AICP Community Development Director