PC Minutes 1989-01-03ARROYO GRANDE PLANNING COMMISSION, JANUARY 3, 1989
The Arroyo Grande Planning Commission met in regular session with Chairman Soto
presiding. Present are Commissioners Flores, Boggess and Gerrish. Absent are
Commissioners Scott and Moore. One vacancy exists on the Commission. Also in
attendance are Planning Director Liberto - Blanck, Current Planner Spierling and
Long Range Planner Bierdzinski.
MINUTES APPROVAL
Hearing no additions or corrections, the minutes of the Planning Commission
meeting of October 18, 1988, November 1, 1988 and November 15, 1988 were approved
as submitted, on motion by Commissioner Gerrish, seconded by C omuui_ s:ioner
Boggess, and unanimously carried.
ELECTION OF OFFICERS WAS CONTINUED until a full Commission is present.
CONTINUED PUBLIC HEARING - USE PERMIT CASE NO. 88 -445, J. SCOLARI /E. C. LOOMIS
PLANNED SIGN PROGRAM FOR SCOLARI'S BROOKSIDE MARKETPLACE, ARROYO GRANDE V.1.LLACE
Planning Director Liberto - Blanck advised that the applicants are still working
• on the sign program and have requested that the item be continued for two weeks.
Commissioner Gerrish suggested that this item be continued indefinitely instead
of every two weeks.
On motion by Commissioner Gerrish, seconded by Commissioner Flores, and
unanimously carried, it was approved that Conditional Use Permit Case
No. 88 -445 be continued for two weeks. Staff was directed to contact the
applicant requesting a continuance for an indefinite period of time.
CONTINUED PUBLIC ll1,;ARING - PARCEL MAP CASE NO 88 - 466, DIVISION OF 1. LOT 'I'0 CRE'AT'E
2 LOTS AND A REMAINDER AT 250 RIDGEVIEW WAY, SALLY WHITE/ED CHADWELL.
Planning Director Liberto - Blanck advised that the applicants propose to split
a 5.78 net acre lot into two (2) parcels of 40,000 net square feet each, with
a remainder parcel of 3.95 net acres gross.
The proposed subdivision appears to meet the minimum standards of the zoning
ordinance and the subdivision ordinance. However, the zoning ordinance does
require the minimum lot width at the property line to be 120 feet. Due to the
configuration of Parcel 2 and the cul-de-sac, the lot does not seem to meet this
r.equirarnent in the strict, literal sense. Staff feels, however, that the intent
has ben met and that if you go ahead and measure across the cul -de -sac it does
meet the 120 feet.
The r(cently adopted Parks and Recreation Element of the General Plan shows an
Equestrian /Trail Easement along Ridgeview Way. 'Therefore, the applicant is
required to provide a 14 foot easement along the subject parcel. Included within
the 14 foot easement is a 10 toot trail and a 4 foot landscape easement. The
Parks and Recreation Director has indicated that the usual requirement tor
planting of street trees will be waived because .the applicant will be providing
the 14 foot easement.
Staff felt that the findings for approval of this project could be made, and it
appears the proposal is consistent with the General Plan and the minimum standard
of the zoning ordinance.
COMMI:SION MOORE ENTERED THE MEETING DURING THE ABOVE DISCUSSION.
Upon ieing assured by the Planning Commission Clerk that public hearing for
Parcel Map Case No. 88 -466, had been duly published and property owners notified,
Chairman Soto declared the hearing open.
Leorrarl Lenger, Representative for the applicants, stated the only condition that
was a )roblem, was condition 10, requiring that the Askland property be (rooked
up to he new sewer.
There leing no further comments from the audience, Chairman Soto declared the
lrear'inC closed.
With rfgard to the requirement that the Askland property hook up to the new
sewer, Commissioner Moore stated that the property would eventually have to
abandon the septic tank and hook up to the sewer, but it would not have to be
tomorror; they are not doing anything there now on this property. Planning
D:irecto; - Liberto- Blanck advised that one of the reasons this requirement was
attachei is because Public .Works can go ahead and enforce the condition prior
to recordation of the parcel map, and therefore, making sure that there is ;i
hookup.
ARROYO GRANDE PLANNING COMMISSION, 1/3/89
PAGE 2
Commissioner Gerrish stated he has a problem[ with this requirement, because the
Asklands are not the applicants here and will not benefit from the project; he
does not feel Mrs. Askland should be required to make improvements on her.
property when she is not going to benefit from the lot split. Comm4ssionel •
Flores stated he agreed with Commissioner Gerrish.
After further discussion, Condition 010 was amended by deleting the sentence that
reads, "The Askland property will be required to be hooked up to the now sewer
main ". There being no further comments, the following action was takeie
RESOLUTION NO. 89-1218
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING PARCEL MAP CASH;
NO. 88- 466, 250 RIDCEVTEW WAY
(SALLY WHITE /ED CIIADWELL)
On motion by Commissioner Gerrish, seconded by Commissioner 'r'lores, and
by the following roll call vote, to wit:
AYES: Commissioners Moore, Boggess, Gerrish, Flores and Chairman Soto
NOES: None
ABSENT: Commissioner Scott
CONTINUED PUBLIC HEARING - PARCEL MAP CASE NO. 88 -468, DIVISION (REDESIGN) OF
3 LOTS USING OPTIONAL DESIGN STANDARDS, CROWN TERRACE. (t'iL1cILEE PECK)
Planning Director Liberto - Blanck advised that this project was continued for a
month from the December 6th meeting. At that time the Planning Commission looked
at three alternatives to the area between Crown Terrace and May Si*r•eet.
Alternative C which was the one originally proposed by ':Tie applicant which does
not connect May Street with Crown Terrace was the preferred alternative. At
that time staff did not have conditions of approval, nor was there an
environmental .review of the project. The Planning Commission instructed staff
to go back to the Staff Advisory Committee for conditions. of approval and prepare
an initial study to issue a negative declaration.
Staff Advisory Committee reviewed Alternative "C" and provided conditions of
approval. The Fire Department reiterated its desire to require the connection
of. Crown Terrace to May Street. This is based on health and safety cocerns
regarding response tirrle in mobilizing fire and medical equipment to the area.
The Fire Department has placed Condition No. 16 on this alternative reqiring
that, "The applicant shall provide connection of May Street to Crown TerI.ce to
City Standards." This condition, however, is contrary to the desires of the
Planning Commission.
The applicant provided a "hammerhead" turn around dsign. However, the Fire
Department still has major concerns because cars could park in the drivewag area
and prevent fire and medical equipment movement. The Planning Commission could,
of course, go ahead and approve the hammerhead design, or the Planning Commission
could look at, a cul -de -sac design also. However, the applicant did 100 at a
35 foot turning radius on the cul -de -sac and there is a possibility tlb:it it
could go ahead and reduce the size of one of the lets below 6000 square feet.
Ms. Liberto - Blanck advised that, as requested by the Planning Commission, staff
has prepared the initial study, and provided a negative, declaration. There are
also some revised conditions from Public Works. One is a revision to Condition
08 - the condition would now read; "A minimum right of way of 30 feet shgl.l be
provided between Crown Terrace and May Street, a 6:Isoot standard street tree and
public utility easement shall be provided along Crown Terrace and the connzction
with May Street. A 6 foot wide sidewalk shall be provided along Crown '1'.4rrace
and the connection between May Street ". Also, re;rision to condition 1115 which
would read, "if a hammerhead turn around is provided the applicant shall mia.ntai.n
said turn around:"
Ms. Liberto - Blanck reiterated the issues previously brought before the Pit1I1ing
Commission. First, the Fire Department condition, which is in corillice. With
the Planning Commission's direction. Second the recommendation of a nellatl.ve
declaration by the Planning Commission to the City'Counc:ii. Third, thew is a
letter from Jeff Carrithers which stated that he would like to see the r.ijlit of
way abandoned and supports Alternative C. Fourth, t:)e recommended revisions to
Conditions 08 and 15 should be received.
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ARROYO GRANDE PLANNING COMMISSION,, 1/3/89
PAGE 3
Upon -being assured by the Planning Commission Clerk that Parcel Map Case
No. 88 -468 had been duly published and property owners notified, Chairman Soto
opened the public hearing for testimony in favor of or. against the proposal..
Jim McGillis, representative for the applicant, stated that it is probably the
most complicated lot split for the realignment of three existing lots that he
has.ever been involved with. With regard to the recommended conditions, he
stated that Condition 118 has been revised to appear that if we otter tor
dedication a minimum right of way of 30 feet we may be dowry below 6000 square
feet on parcel 3. He stated that the reason the Public Works Department wants
the minimum right of way of 30 feet is to provide a six foot sidewalk and two
24 foot lanes. This conflicts with the Planning Commission:; instruction not to
connect the roadways. He stated that there is no problem with 6 foot sidewalk.
Mr. McGillis stated that Condition 118 was amended today. There is already a
drain easement down to Tally Ho Creek on the other side of May street.
Conditions #12 and 13 are in conflict with each other. Regarding revised
Condition #15 (which should be 16), Mr. McGillis - shares the Fire Chief's concern
for the proper maintenance of the hammerhead. He felt that this Commission and
the Council ultimately ought to look at accepting it into the city street system
and maintaining it with public funds. It is going to be used primarily by city
vehicles and by the garbage trucks, just like a
cul -de -sac. There is absolutely no reason at all that it should be privately
maintained, and if it is privately. maintained and becomes in .a state of
disrepair, then what happens. Does the City go back on the Homeowners
Association? It seems very awkward to have . something that is part of a public
right of way that's built for traffic, in this case, a turn around of emergency
vehicles, that will be maintained by privately. It does not seeiii that the city
is being protective enough of their own interests.
Comniisioner Gerrish wanted to know if there was an existing right of way for
May Street now?
Mr. McGillis stated that there is but it gets narrow. The old PC railroad came
through and bought right of way during the rancho days. This subdivision came
in and subdivided adjacent to it. May Street is 50 foot wide and Crown 'Terrace
is 50 foot wide and then left a strip in between that gets as narrow as 22 feet.
There was further discussion on the right of way.
There being no further comments from the audience, Chairman Soto declared the
public hearing closed.
Chairman Soto advised that at the last meeting one of the main reasons the
Planning Commission recommended that the street not go through, was because of
pressure from the neighborhood. The Planning Commission wanted to preserve the
residential neighborhood, and discourage through traffic.
Atter further discussion, the following action was taken:
RESOLUTION NO. 89 -1219
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE RECOMMENDING APPROVAL OF PARCEL MAP
CASE NO. 88 -468, CROWN TERRACE, UNDER OPTIONAL DESIGN
STANDARDS AND ADOPTION OF THE NEGATIVE DECLARATION.
(MERILEE PECK)
Commissioner Gerrish made a motion to approve Parcel Map Case No. 88 -468,
through the use of Optional Design Standards using the Resolution provided by
staff amending it as follows: Delete Condition #13, delete Condition #16, change
condition 14 to indicate that a Hammerhead turn around would be maintained by
the applicant, and revise Condition #8 as the Public Works Department has
requested, and further that the applicant has to amend his exhibit "A ", (prior
to going to City Council) to take into account revised Condition 118 with the
understanding that lot size will not be less than 6000 feet. Motions seconded
by Commissioner Flores and by the following roll call vote, to wit:
AYES: Commissioners Moore, Gerrish, Flores and Chairman Soto
NOES: Commissioner Boggess
ABSENT: Commissioner Scutt
ARROYO GRANDE PLANNING COMMISSION, 1/3/89
PAGE 4'
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 88, -436, AMEND CONDITIONAL USE
PERMIT TO PERMIT A CONCRETE BLENDER, 1049 EL CAMINO REAL (MIER BROTHERS LANDSCAPE
PRODUCTS)
Long Range Planner Bierdzinski advised that on June 7, 1988 the Planning
Commission. approved a conditional use permit and architectural review application
for Mier Brothers Landscape Products. That approval included a sales room, an
office, parking and storage of landscape materials. The Planning Commission
determined in November that in order to add a U -Cart concrete blender system,
the applicant needed to amend the use permit, in order tor a public bearing to
be held.
The proposed concrete blender would occupy an area of approximately 1100 square
feet at the rear of the property. This area was originally approved for material
storage and part of the driveway area. The system would include a cement storage
silo, with a height of approximately 22 teet, an auger, three sand and aggregate
storage bins, and carts. Views of the concrete blending system from El Camino
Real will be partially blocked by the office trailer at the street frontage.
However, it is anticipated that the top of the storage silo will be visible f.roru
the street. A single - family residence located in the P- -M zone is located on the
parcel approximately 80 feet southeast of the property. The nearest residential.
zone (R -3) is located approximately 280 feet from the subject property.
Ms. Bierdzinski noted that the Commission had earlier concerns regarding noise,
waste and cleaning of equipment. Sound levels for the system range from 74
decibels at a distance of one (1) foot to 60 decibels at a distance of 50 .teet.
Since the retail facility will be open only until 5:30 P.M., staff telt that
operation of the blender would not generate significant noise impacts.
Regarding waste and cleaning of the system, the applicant provided intorrnation
stating that the equipment requires approximately 5 gallons of water within the
mixing unit to clean it, and little or no water is released directly to the
around. -
Ms. Bierdzinski informed the Commission that a resolution has been prepared
which the Planning Commission may want to adopt if they wish to approve this
amended use permit. Condition 1111 has been added requiring the Planning
Commission to review the operation of the concrete blender in order to monitor
any impacts associated with it. The condition reads as follows: "The Planning
Commission shall review the use permit at one year intervals, starting from the
date of approval, to determine it there exists any conflicts with surrounding
properties or adverse impacts to the environment, as a result of the concrete
blender operation."
The Planning Department has determined that no significant environmental impacts
will result from the project and recommends the readoption of the original
negative declaration tor the project.
The Staff Advisory Committee, consisting of representatives from the Public
Works, Planning, Parks and Recreation, Fire and Building, and Police Departments,
reviewed the project and recommend that the Planning Commission adopt the
attached resolution approving the proposed use, with the attached findings,
subject to the listed conditions.
Upon being assured by the Planning Commission Clerk that the public hearing for
Amended Use Permit Case No. 88 -436 had been duly published and property owners
notified, Chairman Soto declared the hearing open.
The Commissioners questioned Mr. Sturges regarding noise, and cart residue.
William Sturges, Representative for Mier Bros. and Axam Incorporated,
manufacturer of the concrete blender, explained that compared to the typewriter
in a room, .the noise is less than a typewriter. Any residue that may come back
in the cart would be put into a container and made into blocks.
Hearing no further comments from the audience, Chairman Soto declared the hearing
closed.
ARROYO GRANDE PLANNING COMMISSION, 1/3/89
PAGE 5
Atter a brief discussion, the following action was taken:
RESOLUTION NO. 89 -1220
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING AN AMENDED USE PERMIT CASE
NO. 88 -436, APPLIED FOR BY MIER BROS. LANDSCAPE PRODUCTS
AT 1149 EL CAMINO READ, TO ADD A CONCRETE BLENDER SYSTEM.
On a motion by Commissioner Gerrish, seconded by Commissioner Boggess, and by
the following roll call vote, to wit:
AYES: Commissioners Moore, Boggess, Gerrish, Flores and Chairman Soto
NOES: None
ABSENT: Commissioner Scott
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 88 -440, UNITED BRO'T'HERHOOD OF
CARPENTERS AND JOINERS OF AMERICA, 227 BRIDGE ST.
Long Range Planner Bierdzinski advised that on September 20, 1988, the Planning
Commission approved Conditional Use Permit No. 88 -440 for union offices, a
meeting hall, and a carpenter's school, subject to the condition that alter three
(3) months of operation, the.Plarrning Commission would hold a public hearing to
determine if any significant noise impacts exist as a result of the schools
operation. The three month period expired on December 20, 1988. The applicant
has therefore requested that this ,public hearing be held.
The school is in session two (2) Saturdays per month, from 8:00 A.M. to 5 :00 P.M.
Approximately thirty two (32) students attend the school. Prior to today's date
no complaints have been filed with the Planning Department regarding the noise
issues. However, staff received a letter today reyardi.ng the noise issues and
some concerns that the neighboring properties have.
The Planning Commission may wish to add a condition to the project, similar to
the one that was added to the Mier Brothers project, which would require periodic
review of the schools operation, at six months or one year intervals, or direct
that substantial complaints be brought to the Planning Commissions attention for
their review.
Staff recommended that the Planning Commission review the testimony presented
at the public hearing and determine if a noise study is necessary. If no adverse
comments are received, Staff recommends that the Planning Commission adopt the
attached Resolution, which determines that the applicant has complied with
Condition No. 7.
Upon being assured by the Planning Commission Clerk that public hearing for
Conditional Use Permit Case No. 88 -440 had been duly published and property
owners notified, Chairman Soto declared the hearing open.
Earl Wilson, 217 Short Street, stated that he had no complaints, but is concerned
about changes over a period of time. Mr. Wilson recommended that something be
presented saying where this outdoor training is going to be located for the
school to provide guidelines for the future.
Randy Wright, 128 and 134 Nelson Street, stated that he had no complaints about
the noise. Mr. Wright questioned if the zoning of the parcel, a portion of which
is R -3, would eventually be zoned all commercial.
Planning Director Liberto- -Blanck advised that the City is going through a general
plan update, and at this point staff does not know what the general plan
consultant will recommend. The update will be presented at a town meeting and
will come before the Planning Commission for public hearing. There will be three
different land use alternatives.
Hearing no further comments from the audience, Chairman Soto declared the public
hearing closed.
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ARROYO GRANDE PLANNING COMMISSION, 1/3/89
PAGE 6
After a brief discussion the following action was taken:
RESOLUTION NO. 89 -1221
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE REVISING CONDITION NO. 7
OF USE PERMIT CASE NO. 88 -440 APPLIED FOR BY
UNITED BRO'1'HERHOOD OF CARPENTERS AND JOINERS OF
AMERICA LOCAL 11800, LOCATED AT 227 BRIDGE STREET
Commissioner Flores made a motion to approve Conditional. Use Permit Case No. 88-
440 amending Condition 07 as follows: The Planning Commission shall review at
a public hearing the Use Permit at one year intervals starting at January 3, 1990
to determine if there exists any adverse noise impacts as a result of the
carpentry school operation. The applicant shall pay for advertising costs for
holding the public hearing. Motion seconded by Commissioner Moore and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Boggess, Gerr1sh, Flores and Chairman Soto
NOES: None
ABSENT: Commissioner Scott
NON- PUBLIC NEARING GOSPEL LIGHTHOUSE MODIFICATION TO ARCHITECTURAL REVIEW CASE
NO. H7 -398
After a brief discussion, the Planning Commissioners felt the modification wan
consistent with the original approval. On motion by Commissioner (Jer. r i h,
seconded by Commissioner Boggess, and unanimously carried, the modification to
Architectural Review Case No. 87 -398 tor the Gospel Lighthouse Church was
approved.
NON - PUBLIC HEARING - ARCHITECTURAL REVIEW CASE NO. 87 -384, REQUEST FOR
IN'1'ERPRE'1'ATION REGARDING METAL GRILLWORK, GUIDET1'1 SQUARE
Planning Director Liberto- Blanck advised that a new architectural firm is working
on the subject project and has requested that the Planning Commission interpret
whether the metal grillwork, located in the center of the project, could be
removed. The new architect requested that the metal grillwork be deleted. They
feel that the metal grillwork combined with the other details creates a "too
cluttered" look. If the Planning Commission feels that the metal grillwork is
not necessary, the project can be amended by staff or if the Planning Commission
is concerned about it, the applicant would go through the Architectural Review
process for Planning Commission review.
After a brief discussion, the Planning 'Commission felt that the request was
substantial enough to require an amended architectural review application.
NON- PUBLIC HEARING - PARKING STANDARDS IN THE VILLAGE AREA
Planning Director Liberto- advised that we have had a number of people
coming to Planning Department that tor example want to put a deli in, or make
some internal. changes. Under the zoning ordinance this is permitted, however,
the issue then comes up of parking, do they need to provide more parking.
Technically they do, if it were any place else they would need to provide
additional parking. However, we looked at this and our concerns are that the
Village area at this time does not have sufficient parking and staff is working
on the with the Downtown Parking Board. We really feel that we are coming close
to a resolution on that. Staff feels that. the Village area at least within the
assessment area should be looked at as one unit. The fact that we are working
with the Downtown Parking and Business improvement Area Advisory Board tor more
parking, that if someone is merely making some minor changes or going to add a
deli or other minor changes that we really do not have to look for additional.
parking. We have provided four different standards here tor example:
1) It someone were going to add'on to their building and expand it, then
we feel that they do need to go ahead and provide additional parking
for the area that they are adding on to only.
2) We indicate that additionally parking will not automatically be
required for existing business which change tenants, ownership or
remodel as long as the land use category remains the same and the
size of the building does not change. The categories we are talking
about include: a) general. retail, office and service commercial;
b) hotels and rrrotel.s; c) restaurants and burr;; d) auto r.o.latr•d
service; e) industrial; and f) public /quasi. pu),li.c.
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ARROYO GRANDE PLANNING COMMISSION, 1/3/89
PAGE 7
3) A change in the major land use category will require providing
parking for that use. If the existing building does not have the
required number of parking spaces, a use permit shall be required.
These policies will be reviewed by the Parking and Business
Improvement Area Advisory Board one (1) year from the date of
adoption. If you do recommend approval to City Council and they feel
that this is an appropriate policy. These policies may be
discontinued or amended by the City Council at that time.
Frorn•staffi standpoint if we go ahead and look at many of these very small
changes what we are doing is not approving business license and not allowing
people to come into the village area.
After considerable discussion, on motion by Commissioner Flores, seconded by
Commissioner Moore, motion was carried with one no vote to send resolution on
to City Council.
PLANNING DIRECTOR'S REPORT /DISCUSSION
Clarification of Off -Site Parking Provisions
Planning Director Liberto - Blanck explained that this came up with the Dana
property which is adjacent,to Guidetti Square. The applicant talked to staff
about building where the Chamber of Commerce building is now located. They were
hoping to provide oft- street parking on the Guidetti property. There have been
a number of cases where, through.a condit,iorral use permit, people have been able
to get parking for there use off - site': - After looking through the parking
ordinance we noticed that the provision was deleted. The only provision that
we can find that talks about a structure says that any structure designed totally
for : parking and design to meet parking requirements may be located off -site
subject to the issuance of a conditional use permit but not more than 300. feet
from the use it serves. Basically that means it you are going to provide a
building or a structure (where your are going to have the parking) rather than
just a paved area where people can park, not on your site. Staff has looked at
this and in light on the fact that this has been done in the past on a number
of occasions, we are bringing it back to the Planning Commission to get your
input. Does the Planning Commission feel comfortable with requiring a
conditional use permit, if someone wants to provide parking off -site on a paved
area? And, could "structure" mean paved area?
The Planning Commission agreed that structures also mans just paved areas.
Information was provided on the General Plan Update, Planning Commission
Institute and City Council Answered Agenda was included in the packets to the
Planning Commission.
As information, Planning Director Liberto - Blanck also advised that Unocal has
appealed to the City Council the denial of their sign application on Traffic Way
by the Planning Commission.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned
by the Chairman at 9:00 P.M.
ATTEST:
Commis e ierk