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PC Minutes 1997-07-01ARROYO GRANDE PLANNING COMMISSION JULY 1, 1997 The Arroyo Grande Planning Commission met with Chair Lubin presiding. Present were Commissioners Greene, Haney, Lubin, O'Donnell, Rondeau present. Associate Planners Bruce Buckingham and Helen Elder were in attendance. APPROVAL OF MINUTES - Chair Lubin noted that he had reviewed the minutes of March 18, which were minutes of the previous Planning Commission, and agreed with the content. On a motion from Commissioner Greene; seconded by Commissioner Rondeau; and by unanimous vote; the minutes of the Planning Commission meetings of March 18, April 1, April 15 and special meeting of April 22, 1997 were approved as presented. SELECTION OF CHAIR AND VICE CHAIR - On a motion from Commissioner Greene; seconded by Commissioner Rondeau; and by unanimous vote; Sandy Lubin was elected Chair. On a motion from Commissioner Rondeau; seconded by Commissioner O'Donnell; and by unanimous vote; Del Haney was elected Vice Chair. ORAL COMMUNICATIONS - None PUBLIC HEARING ITEMS - None Staff advised the Commission that the applicant had requested withdrawal of Item No. III. C.: A Non -Public Hearing Item Pre - Application Review for construction of a 4,000 square foot Retail Building at 181 North Elm Street; Applicant, Ray Lambirth; Representative, Greg Soto NON PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 93-507 - ANNUAL REVIEW; APPLICANT, FIVE CITIES AMBULANCE; LOCATION, 201 BRISCO ROAD; REPRESENTATIVE, KEN GARBER Bruce Buckingham, Associate Planner presented the staff report; outlined the history of the project; noted that the Staff Advisory Committee (SAC) advised that there were numerous agencies currently monitoring biohazards and recommended that the Planning Commission relinquish the requirement for an annual review. Chair Lubin asked if the audience had comments; there were none; and, he returned the hearing to the Commission for comments. Commissioner Rondeau asked how the applicant disposed of biohazards. Ken Garber. 201 Brisco Road. applicant representative - explained that they contracted with a State certified disposal service to dispose of the biohazards. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 2 July 1, 1997 The Commission discussed the various state agencies that monitor this type of operation and the timeframe for inspections, it was noted that past Planning Commissions had expressed interest in being involved in this type of review process. On a motion from Commissioner O'Donnell; seconded by Commissioner Haney; and by unanimous vote; the Commission noted that the annual review had been completed and they relinquished the requirement for annual review activities for this permit. NON - PUBLIC HEARING - REQUEST FOR INTERPRETATION REGARDING ON -SITE EMPLOYEE'S RESIDENCES AT 955 BRANCH MILL ROAD; APPLICANT, RUDY BACHMANN Associate Planner Bruce Buckingham presented the staff report; explained the uses proposed on the property; noted that the applicant was requesting an interpretation regarding requirements for architectural compatibility in an agricultural zone as opposed to a residential zone; explained how a metal accessory structure would be handled by ministerial action in the agriculture zone; discussed the City's second residential dwelling unit ordinance; and, recommended that the Planning Commission adopt one of the Resolutions attached to the staff report. Chair Lubin invited the applicant to address the Commission. Rudy Bachmann. P.O. Box 12327. San Luis Obispo - available to answer any questions the Commission may have. Commissioner Haney asked for a description of the other uses that will occur in the 3,000 square ft. building in addition to the residential use. Mr. Bachmann replied that he would be storing a car in the building and noted that any chemicals would be under lock and key and of no danger to the employee. He noted that the County Agricultural Department monitors use and storage of chemicals. Commissioner O'Donnell questioned the type of utility meter that the unit would have. The applicant replied that it would be a household unit the same as the main residence. Chair Lubin expressed concern with the safety of having a residential unit built within a accessory structure. The applicant stated that the residential unit will meet all building codes and will have appropriate permits. Chair Lubin asked if any other member of the audience had comments; there were none; and he returned the hearing to the Commission for comments. Commissioner O'Donnell stated that since the zoning allowed agricultural buildings on the property, he was interested in seeing them processed through the proper channel and had no concern as long as the structures were built to code. Commissioner Rondeau also stated that as long as the structures were built to code he had no other specific concerns. Arroyo Grande Planning Commission Page 3 July 1, 1997 Commissioner Greene stated that there appears to be a conflict between the Development Code table and the City's second dwelling unit ordinance; expressed hesitation with requiring agricultural buildings to meet architectural compatibility requirements; noted that the City Council probably did not intended to include agricultural property in the ordinance; and recommended that staff present the conflicting information to the City Council for review at some future date. Commissioner Haney stated that he felt the architectural compatibility should be a general requirement in the agricultural zone as there are some instances where it would be appropriate dependent upon individual circumstances; noted that in this specific instance the requirement was not necessary. Chair Lubin agreed that the architectural compatibility requirement was not applicable in this instance but, noted that an interpretation applies to all subsequent cases. The Commission further discussed how their interpretation would affect other applications of this type. Chair Lubin stated that it would be prudent to allow this project to proceed with the interpretation but to direct staff to amend the Development Code for future projects. The following action was taken, adopt: RESOLUTION NO. 97 -1626 A RESOLUTION OF THE PLANNING COMIVIISSION OF THE CITY OF ARROYO GRANDE INTERPRETING THAT EMPLOYEE'S RESIDENCE ARE NOT REQUIRED TO BE ARCHITECTURALLY COMPATIBLE WITH THE PRIMARY RESIDENTIAL UNIT IN THE AGRICULTURAL DISTRICT with direction to staff to return with a Development Code amendment. On a motion by Commissioner Greene, seconded by Commissioner O'Donnell, and by the following roll call vote, to wit: AYES: Commissioners Greene, O'Donnell, Haney, Rondeau and Lubin NOES: None ABSENT: None NON - PUBLIC HEARING - PRE APPLICATION REVIEW; ANNEXATION REQUEST AND 67 SINGLE FAMILY LOTS CLUSTERED ON 67 ACRES; APPLICANT - GARY L. YOUNG & ASSOCIATES; REPRESENTATIVE - DAN LLOYD, ENGINEERING DEVELOPMENT ASSOCIATES (EDA) Associate Planner Bruce Buckingham presented the staff report. 1 1 1 1 1 Arroyo Grande Planning Commission Page 4 July 1, 1997 The Commission discussed the size of the lots in the 'surrounding areas; staff explained the surrounding City/County zoning; discussed ownership of the subject parcel and adjacent parcels; discussed annexation process and environmental review process; discussed the water requirements of the site. Chair Lubin invited the applicant to address the Commission. Gary L. Young, 266 Del Rosa, Hemet - noted that they have been in contact with the property owners of the adjacent eleven (11) acre parcel who are supportive of the annexation request; noted that there are four (4) owners of the other adjacent parcel who signed documents agreeing to an annexation in 1995; noted that their proposal is adjusted to 64 lots due to subsequent information received since their initial application; and noted that there is a water well on the property that could possibly supply some of the required water for the project. Dan Lloyd. Engineering Development Associates (EDA), San Luis Obispo - noted that soils and geology studies will be performed as part of the environmental review; stated that they will attempt to place the homes to avoid any hazards; discussed the proposed detention basin and its placement to recharge the aquifer; noted that they did not intend to increase the rate of drainage on James way; discussed how lots are situated relative to topography of site; stated that they were attempting to produce a project compatible with the area. Chair Lubin asked if the audience had any comments. Don Selvey. 103 Oro Drive - expressed three (3) basic concerns: 1) lack of policy direction in the General Plan addressing development outside the City limits; 2) generally development that requires 1 dwelling unit (du) per acre does not utilize the land, he favors the idea of clustering; and, 3) discussed need for a circulation link around the City to alleviate traffic on Tally Ho and Rodeo. Chair Lubin returned the hearing to the Commission for comments. The Commission discussed how drainage will be addressed; possibility of traffic impacts on Rodeo & Tally Ho; amount of water required for the project; availability of city services for the project; fiscal impact report done on the project; street width in the subdivision; potential deed restriction on the large parcel prohibiting further subdivision and development; need for a homeowners association; design standards that could be implemented; need for a secondary access road; need for an open space area along James Way; and possible types of fencing on James Way. Dan Lloyd stated that they are looking for comments and appreciate any made by the Commission. Commissioner Rondeau discussed the size and placement of the proposed retention basin; stated that he had met with the applicant on the site and expressed concern with the ability of James Way to handle the additional traffic; noted need for site plan to be refined; expressed concern with water; and questioned need for access road in the event of an emergency. Arroyo Grande Planning Commission Page 5 July 1, 1997 Commissioner Greene noted that clustering appears to be a good idea as it maintains open space which is important for the community quality of life; noted that only a limited number of lots would benefit from the open space as 'proposed, would like to see it visible to those driving by the development; expressed concern with water and density; expressed concern that traffic circulation throughout the city appears to be done in a piecemeal manner; asked about possible objections from neighbors; noted concerns with visual impacts of lots backing onto James Way; questioned compatibility with City General Plan; stated that it appeared the financial benefit to the City would be insignificant; and noted that it appeared the density was too high. Commissioner Haney commended the staff on a good report which highlighted the major issues; noted he was favorably pre - disposed to the annexation of the parcel as he felt it was a logical extension of the City; agreed that density was too high as proposed; concerned with smaller lot sizes; supported concept of clustering; expressed support of the public open space along James Way which is an outstanding benefit to the community; noted concern with traffic on Tally Ho and Rodeo; expressed support for extension to Printz Road; and stated the site plan seems to lack imagination and could use some additional work. Commissioner O'Donnell stated that his main concerns were the traffic on existing roads; the proposed density; agreed that the property should be under the City influence; concern with lack of visibility of the open space parcel; need for second access road; questioned the width of the road as proposed; noted that the upcoming General Plan update may answer some of the issues raised by this project; and expressed concern with safety factor for residents leaving the project in the event of an emergency. Chair Lubin noted that there appeared to be a need for traffic to access Printz Road in the future; stated that there was no view now from James Way for drivers; felt that the annexation would be a positive step in developing this area; and discussed water and drainage concerns. He thanked the applicant for their presentation. No action was taken. PLANNING COM IISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS A. Update of Projects - • Staff asked for any comments on the project list, there were none. • Chair Lubin asked that the Central Coast Town Center be scheduled later than the meeting of the 15th as the City Council will be holding their hearing on the 8th. Associate Planner Helen Elder replied that the review will not be a public hearing and would be continued from the 15th. • Commissioner Haney questioned the relationship of the Commissions Annual General Plan review and the General Plan update to be prepared by a consultant. Associate Planner Helen Elder replied that on July 11, staff would be interviewing General Plan consultants and the General Plan update would begin in August. 1 1 1 1 Arroyo Grande Planning Commission Page 6 July 1, 1997 • Commissioner O'Donnell inquired about the next Long Range Planning Committee Meeting. Associate Planner Helen Elder replied that one was tentatively scheduled for the end of July, but no specific date had been selected. • Associate Planner Bruce Buckingham requested that the Planning Commission turn in their availability schedules. WRITTEN COMMUNICATIONS - None ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner O'Donnell, seconded by Commissioner Haney, and unanimously carried, the meeting was adjourned at 9:30 p.m. ATTEST: Luc le reese, Commission Clerk Blanck, Community Development Director