PC Minutes 1997-11-181
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ARROYO GRANDE PLANNING COMIVIISSION
NOVEMBER 18, 1997
The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding.
Present are Commissioners Haney, O'Donnell and Rondeau. Commissioner Greene is absent.
Also in attendance are Associate Planner Bruce Buckingham and Assistant Public Works
Director Craig Campbell.
APPROVAL OF MINUTES
Commissioner Haney corrected the October 21, 1997 minutes as follows: Page 5, third
paragraph, insert the word "does" in the first sentence before the word "not "; Page 5, fourth
paragraph, third line, insert the words "of commercial projects" before the words "in
proximity "; Page 5, fourth paragraph, fourth line, insert the words "at Halcyon Road, Brisco
Road and El Camino Real" before the words "that are there now in the mornings and
afternoons. On motion by Commissioner Haney, seconded by Commissioner O'Donnell, and
unanimously carried, the minutes of the Planning Commission meeting of October 21, 1997 were
approved as corrected.
ORAL COMMUNICATIONS
Otis Page. 606 Myrtle Street. spoke regarding the Arroyo Linda Crossroads Specific Plan. He
stated that some of the citizens have had a chance to review that plan and, it is his understanding
that the City is approving specifications for an EIR to be conducted based on that plan. Mr.
Page requested that a hearing be held prior to initiating the EIR. The reason for this request are
two major problems that have been identified with that plan. One problem is the location of
industrial /commercial buildings near the water tank, looking down on the Arroyo. The second
probleth is the proposal of a plan to build a formal road from the water tank down to Huebner
Lane. If the EIR is going to be initiated, it should represent the real plan approved by the City.
He asked if the City has approved the use of Huebner Lane as a formal road as a part of the
Fredricks' development. He stated that inasmuch as a number of residents strenuously object
to an industrial development around the water tank looking down upon the Arroyo, it was their
feeling that it would be wise if the City would hold a hearing on this now so the issue could be
settled.
Vernon Fredrick. 847 Norma Drive. Pismo Beach. stated the industrial development around the
water tank is news to him.
PUBLIC HEARING (CONTINUED FROM NOVEMBER 4, 1997) TENTATIVE TRACT
2240; CONDITIONAL USE PERMIT CASE NO. 97 -553 (P.U.D.) AND ASSOCIATED
ARCHITECTURAL REVIEW, 9 UNIT PLANNED UNIT DEVELOPMENT; APPLICANT
ZADDIE R. BUNKER TRUST /GARY WHITE; LOCATED AT 410 S. ELM STREET
Associate Planner Bruce Buckingham reviewed the staff report dated November 18, 1997. He
advised that the project site is about one acre in size and is currently developed with one single
family residence. There is also a driveway that provides access to two residences to the
northwest of this parcel. The applicant is proposing to remove the residence on the property,
relocate the existing driveway, and construct 9 single family homes. The applicant submitted
a tentative tract map to subdivide the property and a Planned Unit Development to allow for
reduced setbacks. The parking required for a Planned Unit Development is two spaces per unit
within an enclosed garage and .5 spaces or 1/2 space per unit for visitor parking. Both have been
provided in the plan; all units having 2 car enclosed garages, as well as 5 visitor parking spaces
on the western end of the project. Also, the area in front of the garages is large enough to
accommodate two vehicles.
Arroyo Grande Planning Commission Page 2
November 18, 1997
Mr. Buckingham advised that staff has identified three issues for the Planning Commission to
discuss tonight. One is the amount of hardscape at the western end of the project; the second
is whether there is a need for a trash enclosure, and third is the location of a six foot wall in
front of Lot 5. He stated that staff has discussed these issues with the applicant and has looked
at several alternatives. The applicant concurs with removal of the trash enclosure and making
that revision to the plan. Also, staff contacted the disposal company and learned that they are
currently servicing the two residences in the rear, so it is acceptable to them to pick up
individual trash cans on the new driveway and go on to the rear and pick up the trash there.
He advised: that the requirement for a trash enclosure is not necessary in the opinion of the
disposal company.
COMMISSIONER GREENE ENTERED THE MEETING AND IS NOW PRESENT.
Mr. Buckingham referred to staffs memo to the Commission, dated November 18, 1997 with
a few minor corrections to the conditions of approval for Tentative Tract Map No. 2240, and
discussed the three issues and alternatives that could be considered.
After staffs presentation, Chair Lubin opened the hearing for public comment.
Jim McGillis. Surveyor with San Luis Engineering. speaking on behalf of the Zaddie Bunker
Trust, referred to a colored aerial photo showing the existing driveway and the two residences.
He stated this project is between two apartment complexes and, in his opinion, the extra parking
is needed as well as the hardscape. He further stated that the proposal does meet the
requirements for landscaping. The project offers affordable housing and appears to be a nice
project for the neighborhood.
Gary White. 545 Windemere. Arroyo Grande. applicant for the Zaddie Bunker Trust, referred
to the plan and explained why the project was laid out the way it was and gave a brief overview
of the history of the lot and what might be some future problems to consider. He stated that the
easement access is approximately 12 feet in width measured perpendicular from the side lines,
and that is required for access to the adjoining parcel where the two residences are located,
which is approximately one acre and is basically landlocked. He advised they had discussed a
joint development between the two properties at various times, however, the owner of that rear
parcel was never able to secure a wider easement from the convalescent hospital, which would
have allowed him to develop more than single family homes. He stated that at some point that
property is going to require access for development. It is a large parcel and is not in keeping
with the area, and eventually someone is going to come in with a development plan for that
property. He explained the reason for the two parking spaces being located as shown, is to
allow for the easement to be widened to 24 feet to provide access to that back parcel in the
future.
Commissioner Greene stated that widening of the easement would cause a loss of some parking
spaces and the triangular shaped piece of landscaping, and then the landscaped area at the bottom
of the diagram could be opened up to construct parking spaces there if the need became
apparent.
Commissioner Haney referred to the landscaping plan and questioned the use of the tree
proposed as a "signature" tree adjacent to the sidewalks, and asked if an alternative tree could
be considered. Mr. White stated the tree was just picked as a conceptual tree and he would
certainly consider an alternative tree.
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Arroyo Grande Planning Commission Page 3
November 18, 1997
Chair Lubin suggested that the parking area be left as hardscape and elimination of the landscape
planter adjacent to the western property line leaving plenty of parking and turnaround space.
Then if it is necessary to widen the access easement to the adjacent site, it will be an easy
transition.
Hearing no further comments from the audience, Chair Lubin closed the public hearing,
reserving further comments to the Planning Commission.
Commissioner Rondeau agreed with Chair Lubin's comments.
Commissioner O'Donnell stated he agrees with the revision and having the extra parking in the
back. He further stated he did not have a problem with the six foot wall being proposed,
however, it would be better with shrubbery and a low profile.
Commissioner Greene stated he believes this is a good use of the property and would support
the modifications that were drawn on the map consistent with the modifications suggested by
Chair Lubin. He further stated he would be agreeable to let staff and the applicant's
representatives work out the minor issues without having the project come back to the
Commission.
Commissioner Haney agreed that this is an excellent project and well designed. He stated he
feels the proposed changes or variations are acceptable for the landscaping, however, he feels
that a tree in the triangle in the back will help to break up the back wall and make it a little
more attractive. He further stated he understands the need to provide for a future 24 foot
easement. He also agreed that the trash enclosures should be deleted. He further noted that
the plans show a 6" sewer and the conditions specify an 8" sewer, which needs to be modified.
In summation, Mr. Buckingham reviewed the Commissioner's modifications that the trash
enclosure be eliminated; and the parking configuration shown on Exhibit "D" be approved which
eliminates landscaping planter adjacent to the western boundary.
Commissioner Haney made numerous corrections to the recommended conditions of approval
as discussed by the Commission: Tentative Tract Map 2240, condition #13 - eliminate reference
to "trash enclosure "; revise conditions #17, 40, 50 and 57 as noted in the staff memorandum
dated November 18, 1997, and eliminate condition of approval #27. Conditional Use Permit
97 -533 eliminate condition #18. Mr. Buckingham added elimination of Tentative Tract Map
condition #16, and for clarification, alter condition #4 to "... Exhibits "A ", "B" and "C" except
as modified by Condition #16." He recommended a new condition #16 be added as follows:
"Prior to map approval, the applicant shall revise Exhibits, eliminating the trash enclosure,
reconfiguring the parking spaces as illustrated in Exhibit "D ". The same wording would
apply to the Conditional Use Permit, condition #4, under a new condition #18.
RESOLUTION NO. 97 -1639
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH
MITIGATION MEASURES; INSTRUCTING THE SECRETARY TO FILE
A NOTICE OF DETERMINATION AND APPROVING TENTATIVE
TRACT MAP NO. 2240, LOCATED AT 410 SOUTH ELM STREET,
APPLIED FOR BY ZADDIE BUNKER TRUST
On motion by Commissioner Haney, seconded by Commissioner Greene, and by the following
roll call vote, to wit:
Arroyo Grande Planning Commission Page 4
November 18, 1997
AYES: Commissioners Haney, Greene, O'Donnell, Rondeau and Lubin
NOES: None
ABSENT: None
the foregoing resolution was adopted this 18t day of November 1997.
RESOLUTION NO. 97 -1640
A RESOLUTION OF THE PLANNING COMIVIISSION OF THE CITY OF
ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH
MITIGATION MEASURES; INSTRUCTING THE SECRETARY FILE A
NOTICE OF DETERMINATION; AND APPROVING CONDITIONAL USE
PERMIT (P.U.D.) CASE NO. 97 -553 AND THE ASSOCIATED
ARCHITECTURAL REVIEW, LOCATED AT 410 SOUTH ELM STREET,
APPLIED FOR BY ZADDIE BUNKER TRUST
On motion by Commissioner Haney, seconded by Commissioner O'Donnell, and by the
following roll vote, to wit:
AYES: Commissioners Haney, Greene, O'Donnell, Rondeau and Lubin
NOES: None
ABSENT: None
the foregoing resolution was adopted this 18t day of November 1997.
PUBLIC HEARING - TENTATIVE PARCEL MAP CASE NO. 97-544, SUBDIVIDE TWO
EXISTING PARCELS INTO THREE NEW PARCELS: APPLICANT WOOD
INVESTMENTS; REPRESENTATIVE MARK ROWSON, LATITUDE 33; LOCATION:
1570 W. BRANCH STREET
Associate Planner Buckingham advised that the Oak Park Plaza shopping center is currently
comprised of four parcels; the Quarterdeck, Carl's, Jr., K -Mart and the two story- office
building. The applicant is proposing to take two of those parcels, the K -Mart and two -story
retail /office building parcel and create a third parcel. Approval of the parcel map would then
create a new 20,000 square foot lot that could be developed in the future, at which time a CUP
application would be submitted for that parcel and the project would have to meet all of the
development code standards and be reviewed and approved by the Planning Commission and
City Council. The applicant has prepared a parking study that has been distributed to the
Commission. This study evaluated the number of parking spaces that are currently provided on
the site. The study concluded that there is currently a surplus of 10 parking spaces for the entire
site.
Mr. Buckingham stated that development of Parcel 3 would remove existing parking spaces
while also requiring additional spaces for the new use. It is likely that the parking spaces
required for the entire center would be less than the number of spaces required by the
Development Code. He advised that the City's Development Code can allow for the required
number of parking spaces to be reduced to 70% of the required parking if a parking study can
clearly show there are shared uses and that there is adequate parking.
Mr. Buckingham stated that the project is within the Oak Park Acres Planned Development and
all projects within this area are required to be reviewed by the Planning Commission, with a
recommendation forwarded to the City Council for their final approval.
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Arroyo Grande Planning Commission Page 5
November 18, 1997
In answer to Commissioner Haney's question if the map presented is an accurate map of the
parking layout as it currently exists, Mr. Buckingham advised that this particular map does not
accurately depict the parking that exists today. He noted that the parking study did survey all
of the existing parking on the site, however, it is not reflected on this plan. Commissioner
Haney stated, in driving around the site he saw some significant changes from what is shown
on the site plan, and, in his opinion, one of the issues for the Planning Commission is the need
for an accurate parking plan at some point to properly assess this issue.
After a brief discussion between staff and the Commission, Chair Lubin opened the hearing for
public comment.
Craig Smith. 890 Monterey Street. San Luis Obispo. stated he is responsible for the parking
study. He advised this is an application for a tentative map and not a development plan for the
use of this parcel. In the parking analysis, a lot of issues were taken into account for future
development. Specifically, with reference to the parking area, the back parking was designated
for employee parking at one time, and any parking that would be linked to the upper level of
the retail or second story office use, which has parking in front of it, but obviously not enough.
He further stated that the map before the Commission was not created as a documented parking,
striping or designated plan; rather it is correct in its intent to show the parcels, the metes and
bounds, and everything indicative of the parcel being created. The parking study was very
thorough in actually certifying each designated parking space.
Mr. Smith advised that the parking study took into account the off hour operations of various
uses. Also, an informal survey was done on a Saturday to see how people used the parking.
The survey showed there were no difficulties finding a parking space on that day. The parking
study also took into account two varying scenarios; one a fast food restaurant proposal, as well
as a commercial /financial related use that might be considered.
Commissioner Haney stated that the applicant wants to propose a reduction in overall parking
requirements and use some of the remote locations to offset the increased parking that is going
to be required for Parcel 3. He further stated that until he is able to see what the percentages
are, he would be unable to form a conclusion. The spaces to the northwest are under - utilized
significantly, and it appears there is a need for some sort of store sponsored program to draw
employees to the back parking area. He inquired if the parking study considered the factor of
new residential units and other developments proposed for the area that might impact the parking
requirements. Mr. Smith advised that the parking ordinance is not applicable to any proposed
residential out of area uses. The parking ordinance is only applicable to on -site existing and
proposed uses.
Jim Wood. 580 Bradbury, Long Beach. Wood Investments. stated he developed this center
originally, which was approximately 15 years ago. He stated what they are doing is basically
trying to clear up a situation that was started when K -Mart started their expansion in 1992. The
shopping center has a CC &R agreement that is recorded designating the common area, such as
parking. He commented that lack of parking has never been a problem in the shopping center,
and through the CC &R's and the lease agreements, employee parking can be designated. With
regard to the rear parking, Mr. Wood advised that area was considered to always be an area
designated for employee parking and for additional parking for the office uses.
Hearing no further comments from the audience, Chair Lubin closed the public hearing and
reserved further comments to the Commission.
Arroyo Grande Planning Commission Page 6
November 18, 1997
Commissioner Greene stated that the resolution that has been presented to the Commission
requires a finding that the subdivision proposed in the tentative map is consistent with a variety
of standards such as the goals, directives, objectives, policies, programs, the intended
requirements of the General Plan, and the Planned Development for Oak Park Acres. He
commented he has not reviewed the plan for Oak Park Acres, so he cannot comment on whether
or not the proposed subdivision is consistent with the PD for the project. He stated he does have
some concerns about whether the proposal is consistent with the General Plan. Also he feels
there is a connection between approving the subdivision and any future development, and he has
some concerns about the use of that particular portion of the parking area for the creation of new
commercial uses, and those concerns focus on the issue of parking. He agreed with
Commissioner Haney that the information provided is inadequate for the finding that this
proposal is consistent with the General Plan and other standards. Another concern is the overall
impact of additional development beyond the parking problems. Given the information
submitted at this point, he stated he is not prepared to support the application for the
subdivision.
Commissioner Haney stated he does not have enough information at this time to form a
conclusion that allows him to support the project. It would be helpful to have the parking map
indicate where the parking spaces are that were counted as a part of the survey; knowing the
amount of parking that is located in each area, and if the amount of parking in the employee
parking area is of a certain amount and is greater than the number of employees. He further
stated his concern in separating the proposed tentative parcel map from the ultimate development
of the site because whatever is proposed there is going to have an impact on the parking.
Commissioner O'Donnell basically concurred with Commissioners Greene and Haney. One of
his concerns at this time is the fact he has not read the Oak Park Acres Planned Development
Code. Associate Planner Buckingham advised that the finding states the proposal meets the
requirements for parcel width, size, etc. Commissioner O'Donnell stated if it does meet those
requirements, then he . does not have a problem with the tentative tract map, however, he feels
when it comes forward in the future for development there will be a lot of discussion not only
regarding the parking, but also the traffic impacts.
Commissioner Rondeau stated that, in looking at everything that has been discussed tonight, and
not being familiar with the Oak Park Development Plan, he is not prepared to make a motion
at this time.
Chair Lubin stated he has no problem with the parcel map, however, his concern at this time
is the lack information, and the fact that the potential use of that parcel could have significant
impact on the parking. He further stated that utilization of the existing buildings has not been
the . highest in recent years. However, if the center was fully utilized, in his opinion, there
would be a parking problem. He would like to see more information before making a
recommendation to the City Council that they approve future development on the site.
Mr. Wood advised that, per the agreement of sale with the lender, if this parcel is not created
by July 1998, the parcel will go away and there will not be an issue. He explained that the sole
purpose of getting the parcel map approved is . to clear up a "grey" title issue.
After further discussion, Mr. Wood agreed to a continuance of this item to the December. 16,
1997 Planning Commission meeting.
On motion by Commissioner O'Donnell, seconded by Commissioner Haney and unanimously
carried, Tentative Parcel Map Case No. 97 -544 was continued to the meeting of December 16,
1997.
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Arroyo Grande Planning Commission Page 7
November 18, 1997
PUBLIC HEARING - LOT LINE ADJUSTMENT CASE NO. 97-543 AND CERTIFICATE
OF COMPLIANCE CASE NO. 97-546, RECONFIGURE TWO EXISTING RESIDENTIAL
LOTS; APPLICANT CASTLEROCK DEVELOPMENT/DON RITTER; LOCATION 617
AND 621 ASILO
Associate Planner Buckingham reviewed the staff report dated November 18, 1997. He advised
the two lots are within Tract 1834 in Rancho Grande. The project consists of adjusting an
existing side yard property line between the two residential lots. The two lots are graded flat,
separated by a 2:1 slope about 10 feet in height. Currently the property line is at the bottom
of the slope, and this requires the owner of Parcel 2 to maintain the slope which is primarily
visible from Parcel 1. Consequently, the applicant is requesting that the property line be
relocated to the top of the slope, which would allow the owner of Parcel 1 to maintain the slope.
Mr. Buckingham advised that the reconfigured lots meet all Development Code standards for lot
size, width, depth and setbacks.
After conclusion of staff's report, Chair Lubin opened the hearing for public comment.
Don Ritter. Tank Farm Road. San Luis Obispo, stated he is representing the applicant,
Castlerock Development. Chair Lubin inquired if the proposed lot line adjustment had been
approved by the Homeowner's Association? Mr. Ritter advised this was not voted on by the
membership and, in his opinion, it is not required. Associate Planner Buckingham concurred
with Mr. Ritter in that this proposal affects only the two existing properties. Mr. Buckingham
further stated that the Commission will be making a recommendation to the City Council, and
that staff could verify if the Homeowners Association is required to make a recommendation
prior to the City Council meeting.
Hearing no further discussion, Chair Lubin closed the public hearing and the following action
was taken:
RESOLUTION NO. 97 -1641
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL
ADOPT A NEGATIVE DECLARATION; INSTRUCT THE CITY CLERK
TO FILE A NOTICE OF DETERMINATION AND APPROVE LOT LINE
ADJUSTMENT CASE NO. 97-543 AND CERTIFICATE OF COMPLIANCE
CASE NO. 97-546, LOCATED AT 617 AND 621 ASILO, APPLIED FOR BY
CASTLEROCK DEVELOPMENT
On motion by Commissioner O'Donnell, seconded by Commissioner Greene, and by the
following roll call vote, to wit:
AYES: Commissioners Haney, Greene, O'Donnell, Rondeau and Lubin
NOES: None
ABSENT: None .
the foregoing resolution was adopted this 18 day of November 1997.
PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND
COMMENTS
Update of Projects - Associate Planner Buckingham advised that the Commission received a
copy of the Arroyo Linda Crossroads Specific Plan. He commented that the plan submitted was
deemed complete and a determination made that an EIR is needed. A consultant has been hired
and an EIR is underway.
Arroyo Grande Planning Commission Page 8
November 18, 1997
Mt. Buckingham advised that Peoples' Self -Help Housing has submitted a project on Juniper
Street recently, and they would like to take the Planning Commission on a tour of this site and
other Peoples' Self -Help Housing projects within the City. The two dates they have submitted
for this tour is December 6 or December 13 After a brief discussion, Commissioners
Greene, O'Donnell and Rondeau indicated they would be available for the tour on December
13 Mr. Buckingham stated he would have more information on this subject at the meeting of
December 2'.
With regard to the Central Coast Town Center, Craig Campbell, Assistant Public Works
Director, advised that the applicant has processed a grading plan for St. Patrick's School where
they are going to place some of their fill. Basically, at this point, they are designing their final
improvements and will be ready to start construction.
WRITTEN COMMUNICATIONS
Chair Lubin read the written communications received by the Commission at tonight's meeting.
1. Letter received November 18, 1997 from Otis S. Page, Jr.
2. Memorandum dated November 18, 1997 from Bruce Buckingham, Associate Planner,
regarding Tentative Tract 2240.
3. Mail received November 18, 1997 from SLOCOG for Planning Commissioners.
4. Arroyo Linda Crossroads Specific Plan Administrative Draft dated September 1997.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned at 9:50 p.m.
on motion by Commissioner O'Donnell, seconded by Commissioner Haney, and unanimously
carried.
ATTEST:
ci
Pearl L. Phinney, Commission /Clerk
S TO CONTENT:
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' _e .l.■! - -
Doreen q.erto-Blanck, AICP
Community Development Director
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