PC Minutes 1996-03-191
1
1
ARROYO GRANDE PLANNING COMMISSION
MARCII 19, 1996
The Arroyo Grande Planning Commission met in regular session with Chairperson Keen
presiding. Present were Commissioners Beck, Deviny, Lubin, Carr and Tappan. Commissioner
Soto was absent. Community Development Director Doreen Liberto- Blanck and Associate
Planner Scott Spierling were in attendance.
ORAL COMMUNICATIONS - None
PUBLIC HEARING ITEM (CONTINUED) - PROJECT REVIEW - REVIEW OF THE
LOPEZ CONTINUATION HIGH SCHOOL SPECIAL START PROGRAM WHICH
ADDRESSES THE NEEDS OF A TEENAGE ACADEMIC AND PARENTING PROGRAM
(TAP); CONDITIONAL USE PERMIT CASE NO. 94 -527; LOCATED AT 227 BRIDGE
STREET; LUCIA MAR UNIFIED SCHOOL DISTRICT
Community Development Director Liberto Blanck presented the staff report. She stated that the
issue had been continued from the March 5, 1996 meeting to allow the Planning Commission
adequate time to discuss the issue.
Chairperson Keen opened the public hearing for new testimony.
Bill Sommermeyer, Arroyo Grande resident - discussed the difficulty of raising children and
expressed support for the Continuation School to continue in its current location.
With no further comments from the audience, Chairperson Keen closed the public hearing;
apologized for having to continue this item at the last hearing; stated that the item for review
is continuation of the TAP program and not the location of the High School; and requested
Commissioner comments.
Commissioner Lubin stated that the issue before the Commission is only the review of the TAP
Program, not the location of Lopez Continuation High School; complimented the staff and
students for the improvements that have been made; and stated that he still was concerned if the
location was suitable longterm and that determination would be made at a later date.
Commissioner Deviny indicated that he has seen a visible improvement at the school and he has
heard no testimony in opposition to the TAP program continuing.
Commissioner Tappan stated that the neighborhood issues that had arisen of noise, loitering,
trash were items that had been addressed by the school and the students and they had actually
gone further than required; expressed the difficulty in separating the TAP program from the
general school program in regard to these issues; stated that he was concerned that the
Conditions of Approval which required the curb and gutter to be replaced had not been
completed and the school was in its third year of operation at this location; and stated that•he
had no objection to the continuation of the TAP program.
Scott Lathrop, Lucia Mar School District - stated that the plans for these improvements have
been filed with the City Engineer, and the School District would prefer to perform the work
after. June 15 when school is not in session but would be willing to move up the construction
date if the Commission so desired.
Arroyo Grande Planning Commission Page 2
March 19, 1996
Commissioner Carr concurred with previous statements but added that he would encourage the
School District to continue looking for a permanent location.
Commissioner Beck stated that she was impressed that there were students and community
members who had attended the hearings and expressed support for the school; stated that she
feels the school should remain in the community and not be moved out to some remote area; and
• stated that the school had addressed the items of neighborhood concern and the community
should move to support the school.
Chairperson Keen stated that his major concern was the repair of the sidewalks; expressed his
belief that the TAP program belongs with the Continuation School; stated that he is not sure that
the School is in the correct location; and stated that he was impressed with the progress that had
been made in dealing with the neighbors concerns.
There was discussion of the scope of the project to make the required curb, gutter and sidewalk
corrections.
On a motion by Commissioner Deviny, seconded by Commissioner Beck, and unanimously
carried, the Planning Commission accepted and completed the review of the TAP program as
required by the Conditional Use Permit and noted that the Commission would like COA's 17
& 18 completed as soon as possible after the completion of the school year.
Commission Lubin stepped down from the next item due to a possible conflict.
NON - PUBLIC HEARING ITEM - OPTIONS FOR EXISTING OAK TREE AFTER
EVALUATING ARBORIST REPORT; LOCATION 163 SOUTII ELM STREET;
CONDITION OF APPROVAL NO. 34 PER RESOLUTION NO. 95 -1497 ON
CONDITIONAL USE PERMIT NO. 94 -531.
Associate Planner Scott Spierling presented the staff report. He stated that the Peoples' Self -
Help Housing Corporation (PSHHC) project had been approved by the Planning Commission
in January of 1995. After reviewing the plaits and the site, the Parks and Recreation Director
requested a report from a Certified Arborist to determine how severely one of the large Oaks
would have to be pruned. It was determined that the tree would loose approximately 70% of
its canopy and 50% of its root base and would probably not live beyond five (5) years.
Consideration was given to relocating units or reducing the size of the project to save the tree.
It is recommended by the Parks and Recreation Director that the tree be removed and that two
(2) 48" box specimens California Live Oak trees be planted to replace it.
Commission Carr asked how large the property was and staff replied that it is 1 -1/2 acres in
size.
Chairperson Keen invited the applicant to address the Commission.
Bruce Fraser, architect - offered to answer any questions; stated that there were two
representatives of PSHHC in the audience; stated that they had worked closely with Mr. Keisler
on the project; stated that there were a large number of trees on the site and they are keeping
as many as possible; and stated that they had always known this particular tree would require
pruning but the extent of that pruning was now a greater issue. There was discussion with the
Commission about the location of units; life span of the project; how the proposed trees will
grow to fill space now occupied by the tree in question; the possibility of building less units to
accommodate the tree; and the fact that funding for the project was based on a certain number
of units.
1
1
1
1
1
1
Arroyo Grande Planning Commission Page 3
March 19, 1996
Commissioner Tappan asked about reducing the number of units. Associate Planner Spierling
stated that the Commission did a pre- application review as a smaller project and had encouraged
the applicant to increase the number of units. Community Development Director Liberto - Blanck
stated that during the pre- application review process, the Planning Commission encouraged
PSHHC to increase the number of units to provide additional low -cost housing for the City.
Commissioner Deviny stated that he was concerned with removing another Oak tree; questioned
the funding for the project; stated that Arborist Report describes a healthy tree; and expressed
concern that this is a rnajor change from the original approvals.
Chairman Keen stated that he had walked the site and that the utility placement required . would
destroy the root system.
Commissioner Carr expressed interest in exploring the reduction of the number of units for the
project; stated that he would like to consider options for saving the tree; and stated that at some
point a stand must be taken for the trees.
Mark Wilson, Peoples' Self -Help I-Iousing Corporation - stated that they have made certain
representations to their funding sources and a change at this date could be problematic; stated
that they are in a tight funding situation; expressed concern that construction could be delayed
substantially; and stated that future block grants could be affected.
On a motion by Commissioner Carr, seconded by Commissioner Tappan, and unanimously
carried, the item was continued to the meeting of April 2, 1996, to provide additional
information regarding the following: possible relocation of units; redesign of the project;
elimination of a unit; question of financing and future grants; mitigate issues of sidewalk; and
utility location relative to the root system
The Commission also requested that John Keisler, Director of Parks and Recreation attend the
meeting on April 2, 1996.
Commissioner Lubin returned to the dias.
NON - PUBLIC HEARING ITEM - PRE- APPLICATION REVIEW FOR PROPOSED
GENERAL PLAN AMENDMENT AND REZONE TO INCREASE RESIDENTIAL
DENSITIES AND ELIMINATE THE REQUIREMENT FOR A SPECIFIC PLAN
Associate Planner Scott Spierling presented the staff report. He stated that the site in question
is designated Single Family (SF) and Rural Residential (RR). The applicant has requested this
pre - application review to explore the idea of a General Plan Amendment and rezone to Single
Family (SF) and Multi - Family Residential (MF) and to eliminate the requirement for a Specific
Plan. He discussed the chart in the staff report and one presented by the applicant's
representative, both of which indicate an increase in density will occur which will be quantified
when a formal application is submitted. He indicated that the major issues of concern identified
by the Staff Advisory Committee (SAC) are listed in the staff report. The Commission is
requested to review and comment on the issues, no formal action is required.
Chairperson Keen invited the applicant's representative to address the Commission.
0
Arroyo Grande Planning Commission Page 4
March 19, 1996
Burtram Johnson, applicant's representative - expressed agreement with staff's interpretation
of the difference in the charts presented; stated that he feels that the pre - application focus should
be on their request for rezoning; discussed some of the surrounding areas that are under separate
ownership, which he does not represent; discussed requested change of three (3) paragraphs and
two (2) maps in the General Plan; used maps to illustrate proposed circulation on the site,
location and availability of utilities and drainage for the site; requested elimination of Specific
Plan requirement; and discussed projected timeframe for development.
Chairperson Keen. requested Commissioner comments.
Commissioner Beck expressed concern with potential drainage problems; commented that what
is being proposed appears to fit in with the existing neighborhoods.
Commissioner Carr stated that he was concerned with giving up the Specific Plan requirement;
that access to Ash Street is crucial; agreed that increased density should be considered but
questions this much Multi - Family in this area; stated that easterly portion of SF zoning should
match the location of the existing zoning; stated that drainage must be considered carefully; and
noted that air quality would be an issue to consider.
Commissioner Tappan expressed concern with the amount of Multi - Family proposed; noted that
he would like to see the Toma property included in the proposal on the basis of access and
drainage; agreed that the zoning appears to fit into the existing area; is concerned with exceeding
final buildout numbers for the City through infill development of this type; concerned with prior
agricultural usage of pesticides on the property; and stated that traffic must be studied carefully.
Commissioner Deviny agreed with Staff Advisory Committee recommendations; stated that he
is not in favor of eliminating the Specific Plan requirement and would like to see the Toma
property included; indicated that access to Ash Street was needed; noted that the density appears
to be high though it does match development in the area; stated that drainage is a major concern
in this area; noted that environmental concerns would be traffic and pesticide residue; and stated
that a General Plan amendment may be appropriate if the Specific Plan is included.
Commissioner Lubin stated that he was not concerned with the number of units as long as it was
in conformance with the General Plan; noted that environmental issues would be addressed in
the project Environmental Impact Report (EIR); would like to see the entire area addressed by
a Specific Plan; noted that Multi- Family can be done correctly and fit into the neighborhood;
noted that drainage can be addressed; indicated the SF portion of the site on the easterly property
line should match the existing SF zoning location; felt that the direction from the Joint meeting
with the City Council would be in support of this type of project; and stated that development
in this price range is needed in the City.
Chairperson Keen asked if the Courtland Street easement to Grand was recorded; asked about
the availability of an easement through the Toma property; stated that the items that would have
been required by a Specific Plan can be handled through other processes; stated that development
density should be reduced; is concerned that the project drainage basin is called a park; indicated
concern with the street connection to Cedar; and stated that the general direction outlined in the
Joint Meeting appears to favor this type of project.
1
1
1
1
1
1
Arroyo Grande Planning Commission Page 5
March 19, 1996
Commissioner Carr noted that the type of street development should be closely considered to
reduce street widths; would like to see some type of neo- traditional design in the project; and
would suggest mixture of Single Family and Multi - Family rather than segregated.
Commissioner Carr stressed that total project design must be excellent for this project to be
approved.
Commissioner Lubin indicated that housing should be clustered and design was very important.
Community Development Director Liberto - Blanck stated that the Specific Plan would allow
approval of clustering, reduction in street width, setback requirements, and design guidelines for
the entire area. Chairman Keen agreed that the density might be more palatable if the design
were innovative. There was further discussion of the Tentative Tract Map process and design
standards for architecture and landscape.
There was no formal action required on this item by the Commission.
PLANNING COMMISSION ITEMS AND COMMENTS
A. San. Luis Obispo County Department of Planning and Building, Air Pollution Control
District, and Cal Poly Architecture Department is presenting a seminar on examining
sustainable developments to be held Friday, March 29, 1996 from 9 a.m. to 12 noon in
San Luis Obispo - Community Development Director Liberto - Blanck requested that
Commissioners who wanted to attend this event should notify the Department
immediately.
B. New Associate Planner - Community Development Director Liberto - Blanck reported that
the new staff member will begin work on April 1.
C. Update of Projects
• GenCom, Inc. project has been reviewed by the Architectural Advisory
Committee and may be back to the Planning Commission by the 16th of April.
The Traffic Commission will discuss the project on the 15th.
• The City Council had agreed with the Planning Commission that the Senior
Housing proposed for Lot 182 in Tract 1390 of Royal Oaks was not an
institutional use, though they would like to see the project on another site.
WRITTEN COMMUNICATIONS
1. Agenda Item No. III.B. Fax from Burtram Johnson
2. The Coordinator (Newsletter from San Luis Obispo Council of Governments)
Arroyo Grande Planning Commission Page 6
March 19, 1996
ADJOURNMENT
There being no further business before the Commission, on a motion by Commissioner Deviiiy,
seconded by Commissioner Lubin, and unanimously carried, the meeting was adjourned at 9:35
p.m. to the next regular meeting April 2, 1996.
ATTEST:
- u ' Je Breese, Commission Clerk
AS TO CONTENT:
lanck, Community Development Director
John en, Chai> son
1
1