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PC Minutes 1994-04-05ARROYO GRANDE PLANNING COMMISSION APRIL 5, 1994 The Arroyo Grande Planning Commission met in regular session with Chairman Carr presiding. Present are Commissioners Tappan, Soto, Deviny, and Hatchett. Absent are Commissioners Reilly and Keen. Planning Director Doreen Liberto - Blanck is in attendance. APPROVAL OF MINUTES On motion by Commissioner Deviny, seconded by Commissioner Hatchett with Commissioner Tappan abstaining, the minutes of the regular meetings of February 15, 1994 and March 15, 1994, the latter having two minor corrections, were approved. On motion by Commissioner Soto, seconded by Commissioner Tappan and unanimously carried, the minutes of the regular meeting of March 1, 1994 were approved. ORAL COMMUNICATIONS - None PUBLIC HEARING - AMENDED TENTATIVE PARCEL MAP CASE NO. 92 -507 TO REVISE PROJECT APPROVALS TO AMEND TRAFFIC MITIGATION FEE AND RESIDENTIAL FIRE SPRINKLER REQUIREMENT AT 1101 HUASNA ROAD, APPLICANT IS BOB BOWEN Planning Director Liberto - Blanck gave an overview of this item, pointing out the two requested amendments to Conditions 11 and 27. She stated that all other conditions would remain the same. Ms. Liberto - Blanck said the Staff Advisory Committee recommended approval. Chairman Carr opened the public hearing. Bob Bowen, applicant, spoke briefly to the Commission, requesting approval. Commissioner Soto asked Mr. Bowen what area would be red curbed, concerned that it involved a large portion of the cul de sac. Chairman Carr and Commissioner Tappan also expressed concern on this point. Planning Director Liberto - Blanck pointed out that the lots were large and should accommodate guest parking. The Commission recommended that Mr. Bowen advise potential buyers of the red curbing. There being no further comments from the audience, Chairman Carr closed the public hearing. After discussion by the Commissioners, the following action was taken with additional wording on Condition 6b, adding after the word implemented, "to the satisfaction of the Fire Chief. ": RESOLUTION NO. 94 -1466 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING AMENDED TENTATIVE PARCEL MAP CASE NO. 92 -507, LOCATED AT 1101 HUASNA ROAD, APPLIED FOR BY BOB BOWEN; ADOPTING A NEGATIVE DECLARATION; AND INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION Arroyo Grande Planning Commission Page 2 April 5, 1994 On motion by Commissioner Tappan, seconded by Commissioner Deviny, and by the following roll call vote, to wit: AYES: Commissioners Tappan, Soto, Deviny, Hatchett and Chairman Carr NOES: None ABSENT: Commissioners Reilly and Keen the foregoing Resolution was passed and adopted this 5th day of April 1994. NON - PUBLIC HEARING - PRE - APPLICATION REVIEW FOR CONSTRUCTION OF A 20 UNIT PLANNED UNIT DEVELOPMENT (PUD) AT 410 SOUTH ELM STREET, APPLICANTS ARE GARY WHITE AND IVAN INSUA Planning Director Liberto - Blanck presented this item to the Commission, noting that this is a pre - application and comments are preliminary. She also noted the concerns of the Staff Advisory Committee (SAC) regarding tree removal, lot coverage, floor area ratio, and open space requirements, and the Architectural Advisory Committee wanting to take a closer look at tree removal and the fences or screening between this use and adjoining properties. Ms. Liberto - Blanck then informed the Planning Commission that Commissioner Keen, while unable to attend this meeting, informed her of his concerns, asking they be related to the Commission. Commissioner Keen is concerned that due to the location of the garages directly adjacent to the street, there is not enough room for cars to park on a driveway without obstructing the roadway. Ms. Liberto - Blanck then recommended that the applicants give a short presentation and then the Commission provide some initial comments. Staff indicated that at this stage comments are considered advisory in nature and shall not constitute final approval. Staff also indicated that comments at this stage are not binding, and additional concerns may be expressed when a formal application is submitted. Ivan Insua spoke briefly, stating that he had purchased the property a few years ago and then met Gary White. They are working together on this project. Mr. Insua stated he also has been working with the Arroyo Grande Health Care Center who have agreed to provide for easement so the proposed full loop road could be used by all and give good access to any emergency vehicles. He further stated he has received good assistance from the City of Arroyo Grande and believes it is a good project. Mr. Insua said the units would be for young professionals. Gary White stated that he was Trustee for the front property owned by a trust. He spoke briefly, saying he felt the road access worked well because all of the property owners are cooperating together. Chairman Carr asked about common open space and Mr. Insua stated none had been planned. He asked if there would be a homeowners association and Mr. Insua answered yes. Chairman Carr asked if the streets would be private and was it true there was no plan for sidewalks. Mr. Insua answered in the affirmative to both of these questions. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 3 April 5, 1994 Chairman Carr further stated that he felt there would be some difficulties in making some of the findings for a planned unit development. One major concern was the lack of pedestrian pathways. Mr. Insua stated he agreed. Mr. Insua further said that this was a very preliminary plan and many issues would be addressed later. Chairman Carr questioned the interface between Soto Park and Mr. Insua's property; for example, would a six -foot high wooden fence be sufficient or should the buildings abutting the park have a greater setback. Mr. Insua responded that a chain link fence is proposed. Planning Director Liberto - Blanck mentioned to Chairman Carr that there were additional performance standards for PUD's that are located in Section 9 -6.050 and there is a statement that "pedestrian /bike paths shall provide safe, convenient routes within the development and link with other systems... ". Chairman Carr recommended that the applicant review all findings and provisions which must be made to approve a planned unit development. Commissioner Tappan indicated he is concerned about on- street parking and the lack of pedestrian pathways. Commissioner Hatchett felt that the size of the parcels were too small for the proposed number of units. Mr. Insua responded that they tried to conform to the PUD regulations regarding floor area ratio and lot coverage. Commissioner Soto suggested they might consider two bedroom homes, rather than three bedroom. Mr. Insua said he received counsel from a local real estate agent, and three bedroom units are better for marketing. Planning Director Liberto - Blanck stated that Staff still questioned whether the floor area ratio and lot coverage provisions are met by the proposal. If they are not met, the unit sizes will have to be reduced. Commissioner Hatchett was concerned people would drive fast along the private street. Commissioner Soto expressed concern that people may not see vehicles on the street when backing out of their garages, due to the angle of some of the homes. Mr. Insua said this will be modified. Commissioner Soto said that coming out of the gate, stepping off the curb may be another problem. Mr. Insua said he agreed. Commissioner Soto said he might be a little more forgiving regarding common open space, since the project is located in a high density area and has access to the park. Chairman Carr noted that a more convenient location for the trash enclosures should be considered. Chairman Carr said he agrees with the Commissioner Keens comments. He is concerned with the layout on the first parcel. Chairman Carr said he has concerns with the traffic situation. Arroyo Grande Planning Commission Page 4 April 5, 1994 Commissioner Hatchett asked Mr. Insua if he felt this project was the best use of this property Mr. Insua answered in the affirmative providing reasons. Chairman Carr asked Mr. Insua if he had ever submitted a formal proposal or application for development on the back parcel. Mr. Insua responded no, but about two years ago they informally spoke with several staff members, showing them a project similar to the one being presented. Commissioner Tappan said he felt it was a good preliminary plan, but needed some refining. Chairman Carr agreed and added that it needed a more user friendly layout. Chairman Carr asked Mr. Insua if there were additional questions to the Commission. Mr. Insua asked if they modified the plans to address the concerns, could they make a formal submittal. Chairman Carr and Planning Director Liberto - Blanck responded that they could at any time submit a formal application, with or without addressing the concerns. Planning Director Liberto - Blanck advised Mr. Insua that there could be further concerns expressed when a formal application is reviewed. She stated that in response to a comment made earlier about densities, the General Plan indicates that you can get up to eleven dwelling units per gross acre. Commissioner Soto again suggested two bedroom units and Commissioner Tappan recommended a mix of two and three bedroom units. The Commission discussed affordability of housing. Mr. White said that the units are listed as 2000 to 2500 square feet in the staff report. The units will be 1300 to 1400 square feet. The units would sell for $130,000 to $140,000. Commissioner Soto recommended modifying the architectural detail to make the units more affordable and more in keeping with the neighborhood. Mr. Insua asked whether there would be a possibility of access from the park to their project. Chairman Carr stated there could be security problems with access to the park. Chairman Carr asked for final thoughts from the Commissioners. Commissioner Hatchett asked if the number of units could be reduced. Mr. Insua said it might not be financially possible. Chairman Carr mentioned it might be a consideration and advised the applicants to look at the requirements that Planning Director Liberto - Blanck pointed out in the PUD performance standards. Chairman Carr stated that there are no guarantees when they return with the formal application. Mr. Insua said he understood. Planning Director Liberto - Blanck mentioned to the applicant that when a formal application is submitted, the project would go through the environmental review process, and additional concerns may be expressed at that time. Commissioner Soto said he would be less critical of this project than other planned unit develop- ment projects in other parts of the city because there is minimum impact to the neighborhood. He further stated that the project does fit in with the existing high density in the area. 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 April 5, 1994 Chairman Carr invited other comments from Planning Director Liberto - Blanck and from the audience. Since there were no further comments, this hearing was closed. PLANNING COMMISSION ITEMS AND COMMENTS Planning Director Liberto- Blanck mentioned the upcoming joint City and County meeting for Thursday, April 28, 1994, pointing out the change of meeting place to the City /County Library in San Luis Obispo and the change in time from 6:30 P.M. to 7:00 P.M. She said the meeting was planned to last two hours. Commissioner Soto briefly mentioned the Long Range Planning meeting in Council Chambers at 2 P.M. on April 7, 1994. WRITTEN COMMUNICATIONS Planning Director Liberto - Blanck reminded the Planning Commission of the letter from Tim Quiggle of upcoming meeting in Salinas on Economic Development. ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Soto, seconded by Commissioner Hatchett, and unanimously carried, the meeting was adjourned at 9:00 P.M. to the regular meeting on April 19, 1994. ATTEST: Commission Clerk Robert W. Carr, Chairman