Loading...
PC Minutes 1996-11-19ARROYO GRANDE PLANNING COMMJSSION NOVEMBER 19, 1996 The Arroyo Grande Planning Commission met with Chair Tappan presiding. Present were Commissioners Lubin, Keen, Titus and Deviny. Community Development Director Doreen Liberto-Blanck and Associate Planner Lori Rosenstein were in attendance. ORAL COMMUNICATIONS - None PUBLIC HEARING (Continued) - REVIEW OF '1T, LONG RANGE CIRCULATION STUDY AND RECOMMENDATION FOR PREFERRED ALTERNATIVES FOR nth BRISCO ROAD INTERCHANGE; CITYWIDE Community Development Director Doreen Liberto -Blanck stated that this item had been continued from previous public hearings because the Planning Commission had requested alternative options be explored. There also appears to be a discrepancy between information contained in the recently released report of the San Luis Obispo Council of Governments (SLOCOG) Major Investment Study (MIS) for Highway 101 and the traffic studies. Public Works staff will be hiring a consultant to review options for the Brisco Interchange as suggested by the Planning Commission. Staff is unable to project when the information will be available and, therefore, recommends that this item be indefinitely continued. When the new information scheduled for review by the Planning Commission is submitted and accepted as complete, all interested parties will receive notice of the hearing. On a motion by Commissioner Titus, seconded by Commissioner Deviny, an unanimously carried, the review of the Long Range Circulation study and preferred alternatives for the Brisco Road Interchange is indefinitely continued. PUBLIC HEARING (Continued) - LOT LINE ADJUSTMENT CASE NO. 96 -531; LOT LINE ADJUSTMENT TO REDUCE 54 EXISTING LOTS (SOME FRAGMENTS) TO 30 LOTS RANGING IN SIZE FROM 3,408 SQUARE FEET TO 4,159 SQUARE FEET; APPLICANT - PETER KEITH AND LARRY GIN; 543 SOUTH ELM STREET Associate Planner Lori Rosenstein presented the staff report. She discussed the background of the project; explained "antiquated subdivisions "; noted that the applicants are requesting a lot line adjustment; discussed the limitations of local jurisdiction regarding lot line adjustments; and noted that limited environmental issues are able to be reviewed as outlined in the staff report. Associate Planner Rosenstein stated that Craig Campbell of the Public Works Department is available to discuss drainage or other concerns. She noted that the Police Department had expressed concern with cul -de -sacs and the ability to provide adequate patrol. One letter of concern was received in response to the noticing and, a copy was included in the packet. The Staff Advisory Committee (SAC) reviewed the project. The Building Department expressed the concern that some of the narrower lots will be difficult to build on. That applicant responded that plans have been prepared for all of the lots which will comply with City standards. The SAC recommends Planning Commission adoption of the Resolution. Chair Tappan opened the public hearing. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 2 November 19, 1996 Stephen Cool. applicant attorney - stated that Larry Gin, applicant, and Lou Caballero, project engineer, are both available to answer any questions. Mr. Cool discussed the proposed reconfiguration. He stated that they had reviewed the proposed Conditions of Approval (COA) and agreed with all of them except COA #39. He stated that the COA could affect the marketability of the homes by forcing a shared driveway. He requested that the Planning Commission remove the COA. With no further comments from the audience, Chair Tappan closed the public hearing. Commissioner Titus stated that she liked the larger lots. Commissioner Lubin agreed and asked staff if COA #39 was dropped, how would the driveways be configured. Craig Campbell stated that he has conferred with the City Attorney and due to health and safety issues it is appropriate to impose COA #39. He stated that Farroll Avenue is identified as a collector street in the Circulation Element. From a traffic safety standpoint, he expressed strong support for the condition. Commissioner Keen stated that he wanted to see exactly where the existing trees are in relation to the reconfigured lots. Associate Planner Rosenstein stated that John Keisler, Park and Recreation Director, has reviewed the project and imposed COA #14 to #18. She stated that the applicant is responsible for maintaining and /or replacing the required trees. Commissioner Keen expressed concern with access to Farroll Avenue by people backing out of a driveway; with maintaining the landscaping along the retaining wall on Elm Street; and, with the height of the fence on top of the retaining wall along Elm Street. Community Development Director Liberto-Blanck stated that there has been extensive discussion regarding the maintenance. She also noted that COA #7 limits all walls including retaining walls to six (6) foot in height. Commissioner Deviny asked about the Police Department concern regarding cul -de -sacs. Staff replied that the cul -de -sacs would receive the same level of service as other cul -de -sac in the City, but through streets are easier to patrol. Commissioner Deviny expressed concern regarding people backing out onto Farroll Avenue. Mr. Cool replied that according to Mr. Gin this was the only alternative for those lots. Commissioner Deviny stated that he felt this was a much improved project from what was originally reviewed. Chair Tappan stated that he agreed the project was much improved but he was concerned making the finding that the circulation was adequate to support this project, he asked about a traffic study. Craig Campbell stated that one had not been done for this specific project. Arroyo Grande. Planning Commission Page 3 November 19, 1996 There was additional discussion regarding landscape plans for the planter along Elm Street; the issue of backing out onto Farroll Avenue; and FAR calculation. Staff indicated that there are a number of unresolved issues which would be covered under Mitigation Measure #1, which requires revised plans for fence and landscape prior to the issuance of a grading permit. These plans would be subject to review and approval of the Parks and Recreation Director, Public Works Director, Community Development Director and Architectural Advisory Committee. The following action was taken: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH A MITIGATION MEASURE, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVINt LOT LINE ADJUSTMENT CASE NO. 96 -531, LOCATED AT 543 SOUTH ELM STREET, APPLIED FOR BY PETER D. KEITH AND LARRY D. GIN Amend COA #39 to read as follows: RESOLUTION NO. 96 -1589 39. Access for lots 8 -11 shall be provided by a single common driveway easement off . the internal street . On a motion by Commissioner Lubin, seconded by Commissioner Deviny, and by the following roll call vote, to wit: AYES: Commissioners Lubin, Deviny, Titus, Keen and Tappan NOES: None ABSENT: None Planning staff advised the public of the appeal process for this project. NON- PUBLIC HEARING - REQUEST FOR INTERPRETATION REGARDING THE OPERATION OF A "QUICK LUBE" AS A PERMITTED USE IN A GENERAL COMMERCIAL DISTRICT; REPRESENTATIVE - TONY OREFICE, RMO ARCHITECTS; 1198 GRAND AVENUE Associate Planner Lori Rosenstein presented the staff report. The applicant is requesting an interpretation that a "quick lube" is a permitted use in the General Commercial (GC) District. The Development Code lists "auto related services" as allowable uses in the Highway Commercial. (HC) District, but automobile washing is the only auto related service permitted in the GC district. Staff discussed the purpose of the two zones and identified typical uses. Staff recommends adoption of Resolution #1. Although this is not a public hearing, Chair Tappan invited the applicant to address the Planning Commission. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 4 November 19, 1996 Tony Orefice. applicant representative - expressed his surprise that a "quick lube" was not an allowed use in the General Commercial District. He noted that there were examples of this type of use in other jurisdictions which were attractive and non - offensive. He stated that a small building would be required and circulation on the site would be addressed when the plans were prepared. Commissioner Lubin asked about the general placement on the site of the proposed facility. Mr. Orefice stated that they were attempting to see if the use was acceptable prior to preparing plans, but generally the site has a customer waiting area, a drive -thru car wash and drying area and the new facility would be incorporated into the site in a positive manner. Pat Devaney, applicant - stated that the office building above the car wash was not being used and that the current flow of traffic on the site is good. Commissioner Keen discussed the fact that not everyone who utilized the oil change use would have a car wash. He stated that the use does not seem appropriate in the General Commercial zone based on the chart of uses. Staff noted that most auto related uses are clustered near Highway 101, but when the Development Code was developed the car wash existed and it was determined that this is an allowable use. Commissioner Deviny asked about Santa Maria Tire. Staff replied that it was a non - conforming use. Commissioner Deviny stated that the car wash is a quick & transitory service. Commissioner Titus stated that she supports the Development Code as it is written and feels that this use should not be allowed. Chair Tappan stated that after reviewing the Development Code he feels that the proposed use is closer to an auto service station. If this use were to be considered, a Development Code amendment would be required not an interpretation. Community Development Director Liberto -Blanck stated that the Development Code will be reviewed in the near future and that this may be an item to be included in the review. The following action was taken: RESOLUTION NO. 96 -1590 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE PROVIDING AN INTERPRETATION OF THE DEVELOPMENT CODE THAT A "QUICK LUBE" BUSINESS IS NOT A PERMITTED USE IN THE GENERAL COMMERCIAL DISTRICT On a motion by Commissioner Deviny, seconded by Commissioner Keen, and by the following roll call vote, to wit: Arroyo Grande Planning Commission Page 5 November 19, 1996 AYES: Commissioners Deviny, Keen, Titus, Lubin, and Tappan NOES: None ABSENT: None Planning staff advised the public of the approval process for this project. NON-PUBLIC HEARING - REQUEST FOR INTERPRETATION REGARDING CONVERSION OF A NON-CONFORMING STRUCTURE TO A SECOND DWELLING UNIT; APPLICANT - JIM HARRIS; LOCATION - 615 MYRTLE STREET Associate Planner Lori Rosenstein stated that staff requests direction from the Planning Commission regarding the conversion of a non - conforming structure to a second dwelling unit. She presented the background of the project as outlined in the staff report. She discussed the sequence of events required per the Development Code and that this applicant is interested in proceeding with his application. The existing structure does not meet the side yard setback requirements of the Development Code. Staff has prepared two resolutions for review, one which allows the conversion of a non - conforming structure to a second dwelling unit and one which does not. The City Attorney has stated the Development Code does not address the conversion of existing structures to second units and recommends amending the Development Code to establish specific provisions. The Planning Commission considered continuing the item until a written interpretation could be provided by the City Attorney. Although this is not a public hearing, Chair Tappan invited the applicant to address the Planning Commission. Jim Hams. applicant - stated that his grandmother owns the property and lives in the existing unit. He stated that they do ndt intend to take down the existing house. The side yard setback is adjacent to a driveway that provides access to a flag lot on the adjoining property. This driveway will remain as it is and the degree of non - conformity will not increase. He stated that the intention of the family is to build a single family unit which will be occupied by a family member on property that they have owned for 30 years. He requests Planning Commission permission to begin the project. Chair Tappan asks about the shed at the rear of the house. Mr. Harris indicated that the existing three (3) car garage will be changed to a two (2) car garage. Commissioner Lubin expressed support for a new structure being included on the lot without the 80 year old structure being removed. He expressed concern with Resolution #1, item lb which would require the existing structure to be destroyed if the conditional use permit was not approved. Commissioner Keen agreed that the existing residence is quaint and well maintained and should not be destroyed to allow a second unit. However, he is concerned with setting a precedent, he would like to limit the decision to this specific property. He saw no problem with the side setback being non - conforming due to the adjacent driveway. 1 1 Arroyo Grande Planning Commission Page 6 November 19, 1996 Commissioner Deviny noted that staff is attempting to accommodate the applicant but found it difficult to make an interpretation which applies citywide. Community Development Director Liberto -Blanck stated that, per the Development Code, the primary unit must be in place prior to the conditional use permit (CUP) for the second unit being processed. Commissioner Titus stated that a second unit at the rear won't affect anyone in the immediate area. She can support the interpretation because the Planning Commission will have to approve the CUP. The Planning Commission discussed the need for the CUP; why it could potentially be denied; the need for the old structure to be brought up to Uniform Building Code Standards; the ability for a future lot split; the possibility of having the house designated as a "historic structure "; and, the need to amend the Development Code. Jim Kessler, applicant representative - addressed the Planning Commission and discussed concern with the chance being taken by the applicant and their desire to proceed with the proj ect. Chair Tappan stated that he would like to have seen a written interpretation by the City Attorney. On a motion by Commissioner Deviny, seconded by Commissioner Lubin, and unanimously carried, it was determined to continue the item to December 3, 1996 to allow staff time to work with the City Attorney to prepare a resolution providing an interpretation of the Planning Commission also permitting the conversion of existing single family residences to second dwelling units. The Planning commission also directed staff to reduce the level of uncertainty associated with the process by omitting and requirement referring to the demolition of the existing structure if a conditional use permit for the second unit is not subsequently approved. PLANNING COMIVIISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS A. Update of Projects - • Director Liberto -Blanck stated that staff has received the contract from the State for the Market Strategy Program; • Mr. Frederick has indicated that he will be submitting soon for the Specific Plan for his property soon; • Staff had a meeting with Von's representatives. They are interested in proceeding with a project of reduced size; • Approximately 20 new projects have been received by the Community Development Department within the last two weeks; and, • Associate Planner Lori Rosenstein will be leaving to return to the San Diego area. Arroyo Grande Planning Commission Page 7 November 19, 1996 WRITTEN COMMUNICATIONS 1. Agenda Item No. II.A. - Letter from Otis S. Page, Jr., dated November 18, 1996 ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Lubin, seconded by Commissioner Titus, and unanimously carried, the meeting was adjourned at 9:20 p.m. to the regular meeting of December 3, 1996. ATTEST: r d CO./ e Breese, Commission Clerk William Tappan, Chair S TO CONTENT: U & Doreen Lib Blanck, Community Development Director 1 1 1