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PC Minutes 1988-11-15Arroyo Grande Planning Commission November 15, 1988 The Arroyo Grande Planning Commission met in regular session with Chairman Soto presiding. Present are Connrissioners Flores Boggess, Olsen, Moore and Scott. Commissioner Gerrish is absent. Planning Director Doreen Liberto - Blanck and Current Planner Paul Lanning are also in attendance. Chapman Soto noted that Paul Lanning is leaving the City and tonight is his last meeting with the Can mission. He expressed his sincere appreciation on behalf of himself, the Carmission and the City for his professionalism and expertise while working for the City. Chairman Soto read a Resolution carmending Mr. Lamming for his dedicated service to the City. RESOLUTION NO. 88 -1207 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE COMMENDING PAUL LANNING FOR HIS SERVICE TO THE CITY OF ARROYO GRANDE. On motion by Commissioner Olsen, seconded by Cain issioner Moore, and by the following roll call vote, to wit: AYES: Carmissioners Flores, Boggess, Olsen, Moore, Scott and Chairman Soto NOES: None ABSENT: Commissioner Gerrish the foregoing resolution was adopted this 15th day of November 1988. MINUTE APPROVAL On motion by Camrrrissioner Boggess, seconded by Ccxmissioner Flores, and unanimously carried, the minutes of the regular meeting of August 16, 1988 were approved as submitted. ELECTION OF OFFICERS - 1988 -89 FISCAL YEAR Chairman Soto continued the election of officers until a full Commission is present. AGENDA ITEMS TO BE CONTINUED Planning Director Liberto-Blanck advised that on Item #1, the applicants, Scolari/Locmis, have requested a two week continuance on the use permit for a sign plan. Also, Item #5, Parcel Map Case 88 -469, 297 and 289 Tally Ho Road, and Item #6, Parcel Map Case 88 -468, Crown Terrace, are being continued for two weeks and will be re- advertised. On motion by Commissioner Boggess, seconded by Commissioner Flores, and unanimously carried, public hearings on above items were continued to the next Planning Coninission meeting of December 6, 1988. PUBLIC HEARING - USE PERMIT CASE NO. 88443, CONSTRUCTION OF A SECOND RESIDENTIAL UNIT, 225 TALLY 110 ROAD. (JEFFREY CARRITHERS) Current Planner Lanning reviewed the staff report dated November 15, 1988. He stated that the applicant is proposing to develop the 12,196 square foot parcel with a primary residence and a second dwelling unit. Mr. Lanning pointed out that staff had some concern about approval of a second dwelling unit prior to the construction of a primary residence, however, the City Attorney has indicated that there is no problem as long as no occupancy is granted on the second unit prior to occupancy being granted on the primary residence. Upon being assured by the Planning Commission Secretary that public hearing for Use Permit Case No. 88-443 had been duly published and property owners notified, Chairman Soto declared the hearing open. Spence Thomas, 141 James Way, stated he lives adjacent to the property in question. He pointed out that this property, being RA -B1 -D, is a good example of spot zoning; it is surrounded by RA -B2, RA- B2-D and RA -B3 zoning, and this request basically changes it from three structures on three lots to five structures on three lots. He further stated that, according to the Long Range Plan, James Way and Tally Ho Road is slated to carry a heavy traffic load and the driveway for this project is located at the lowest point of a reverse arc. He also noted that the property is located at a lower elevation and is downhill from, and in the viewshed of six different homes and of the traffic. The driveway for this lot is located in the lowest part of the reverse are on James Way and the road was not built in accordance with the State standards for visability. The applicant or a representative was not present at the meeting. Hearing no further comments for or against the proposed use permit, Chairman Soto declared the hearing closed. Commissioner Moore stated that the fact the property lies in the lower location and drainage is a concern, a requirement for a grading and drainage plan should be considered. Chairman Soto and Commssioner Scott carmented they agreed with Mr. Moore's suggestion to require a grading and 491 492 Arroyo Grande Planning Commission, 11 -15-88 Page 2 drainage plan. Carmissioner Boggess stated he would like to ask the applicant if he is going to occupy one of the residences. Carmissioner Olsen stated, in her opinion, the request is premature to even be discussing it at this time. Chairman Soto stated that the Ordinance requires one covered garage and another parking space; the plan presented does not provide that parking and, in his opinion, it is an incomplete plan. Also, the Ordinance limits the residence to one bedroom. The plan proposes one bedroom and a den, which could result in two bedrooms. After further discussion, the following action was taken: AYES: NOES: ABSENT: the foregoing RESOLUTION NO. 88 -1208 A RESOLUTION OF THE PLANNING COMMISSION OF THE CTTY OF ARROYO GRANDE DENYING USE PERMIT CASE NO. 88 -443, 225 TALLY HO ROAD, APPLIED FOR BY JEFFREY On motion by Commissioner Olsen, seconded by Corm issioner Flores, and by the following roll call vote, to wit: Camrissioners Flores, Boggess, Olsen, Moore, Scott and Chairman Soto None Commissioner Gerrish Resolution was adopted this 15th day of November 1988. PUBLIC HEARING - VARIANCE CASE NO. 88-132, REQUEST TO CONSTRUCT SIX FOOT FENCE ALONG HALCYON ROAD, 904 MAGNOLIA STREET. (JOHN VERDIN). Planning Director Liberto - Blanck advised that the subject property has a double frontage onto Halcyon Road and also onto Magnolia Street. The applicant is requesting a 6 foot high fence across his back yard, which fronts Halcyon Road. She noted that the Zoning Code only allows 3 foot fences on property lines when adjacent to a roadway. Ms. Liberto- Blanck pointed out that the applicant had already started construction of a portion of the wall (pillars) when informed that a variance was needed. She stated that the adjacent homes to the north and south front and take access onto Halcyon Road, and staff and adjacent neighbors have identified four specific concerns as follows: 1) Access to a Public Utility Easement (P.U.E); 2) Signt distance obstruction from adjacent driveways; 3) Dead space between the proposed wall and property line along the southern boundary; and 4) Engineering integrity of the wall She further stated that based upon the findings made by staff, it is felt that the issues listed above have been resolved and, if the Planning Commission agrees, it would be appropriate to grant the Variance. Upon being assured by the Planning Commission Secretary that public hearing for Variance Case No. 88 -132 had been duly published and property owners notified, Chairman Soto declared the hearing open. Skip LaVine, L & H Construction, representing the applicant, stated there will be redwood fencing between each of the pillars. He further stated that they would canply with the requirements listed in the staff report. Hearing no further comments for or against the proposed Variance, Chairman Soto declared the hearing closed. Chairman Soto recalled that at the time the subdivision was approved, it was at the City's request that this house be backwards to the rest of the neighborhood and, in his opinion, this problem never should have happened. After a brief discussion, the following action was taken: RESOLUTION NO. 88 -1209 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTJNG A VARIANCE, CASE NO. 88 -132, 904 MAGNOLIA STREET, APPLIED FOR BY JOHN VERDIN. On motion by Commissioner Flores, seconded by Commissioner Boggess, and by the following roll call vote, to wit: Arroyo Grande Planning Commission, 11 -15-88 AYES: Carnrussioners Flores, Boggess, Moore, and Scott NOES: Cammissioner Olsen and Chaii Ian Soto ABSENT: Commissioner Gerrish the foregoing Resolution was adopted this 15th day of November 1988. AYES: NOES: ABSENT: the foregoing RESOLUTION NO. 88 -1210 Page 3 PUBLIC HEARING - LOT LINE ADJUSTMENT CASE NO. 88-467/PD ORDINANCE AMENDMENT NO. 88-212 AND 88 -213, CORNER OF EQUESTRIAN WAY AND NOYES ROAD. (OTTSE, INC.) Current Planner Lansing reviewed that the Oak Park Acres Planned Development (PD) was approved by the City Council in 1976. The Rancho Grande Planned Development was approved by the City Council in 1978. The applicants are proposing to adjust the lot lines between two adjoining lots. One of these lots (Lot 10 of Parcel Map 77 -103) is within the Rancho Grande PD. The other lot is within the Oak Park Acres PD. In order to process this project the Planning Commission must consider the lot line adjustment and amend both the Oak Park Acres PD ordinance and the Rancho Grande PD ordinance in order to change the official exhibit illustrating the boundaries of these planned developments. This lot line adjustment will provide the Rancho Grande PD with access out to Equestrian Way. Currently the Rancho Grande PD has access out to Noyes Road but no access to Equestrian Way. Mr. Lanning pointed out that the lot configurations created by the proposed lot line adjustment meets the minimum lot size, width and depth requirements for lots in the respective planned developments. Staff has some concern regarding the provision of access to Equestrian Way. The applicant has provided a statement of intentions on the preliminary map and has provided another statement specifically dealing with the access issue. Staff is of the opinion that there is no significant harm in approving the proposed lot line adjustment so long as there is future review of any access onto Equestrian Way at the time a development plan is submitted. A condition of approval regarding this has been attached to the proposed resolution amending the Rancho Grande Planned Development. With regard to environmental concerns, Mr. Lanning advised that no significant impact to the environment is anticipated to occur as a result of the proposed lot line adjustment, and a negative declaration has been prepared for adoption by the Planning Commission. He stated that the Staff Advisory Committee recommends that the Planning Conrnission adopt the attached resolutions recommending to the City Council approval of the proposed lot line adjustment and the amendments to the Oak Park Acres and Rancho Grande Planned Developments. He pointed out that conditions regarding drainage, circulation and traffic mitigation would be addressed at the subdivision or development plan approval process Upon being assured by the Planning Commission Secretary that public hearing for the PD Rezone and Lot Line Adjustment had been duly published and property owners notified, Chairman Soto declared the hearing open. Peter C. Miller, Attorney for the applicant, stated that they do not have an access easement; there is an easement over the property but it belongs to someone else. Upon hearing no further carments for or against the proposed PD Rezone and Lot Line Adjustment, Chairman Soto declared the hearing closed and, after a brief discussion, the following action was taken: A RESOLUTION OF THE PLANNING COMMISSION OF THE C1TY OF ARROYO GRANDE RECOMMENDING APPROVAL OF LOT LINE ADJUSTMENT CASE NO. 88 -467, CORNER OF EQUFSFR.IAN WAY AND NOYES ROAD. (RANCHO GRANDE/ OAK PARK ACRES) On motion by Chairman Soto, seconded by Commissioner Flores, and by the following roll call vote, to wit: Canmissioners Flores, Boggess, Moore, Scott and Chairman Soto Ccninissioner Olsen Commissioner Gerrish Resolution was adopted this 15th day of November 1988. RESOLUTION NO. 88 -1211 A RESOLUTION OF THE PLANNING COMMISSION OF THE C1TY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AMENDMENT TO ORDINANCE NO. 186 CS. (RANCHO GRANDE) TO MODIFY EXHIBIT "A ". On motion by Chairman Soto, seconded by Commissioner Boggess, and by the following roll call vote, to wit: 493 494 Arroyo Grande Planning C7am[ris3ice, 11 -15-88 Page 4 AYES: Commissioners Flores, Boggess, Moore, Scott and Chairman Soto NOES: Commissioner Olsen ABSENT: Commissioner Gerrish the foregoing Resolution was adopted this 15th day of November 1988. RESOLUTION NO. 88 -1212 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT TO ORDINANCE NO. 140 CS. (OAK PARK ACRES) TO MODIFY EXHIBIT "A" AND EXHIBIT "B" On motion by Chairman Soto, seconded by Commissioner Boggess, and by the following roll call vote, to wit: AYES: Camnssioners Flores, Boggess, Moore, Scott and Chairman Soto NOES: Commissioner Olsen ABSENT: Commissioner Gerrish the foregoing Resolution was adopted this 15th day of November 1988. PUBLIC HEARING - REZONING CASE NO. 88- 211/TENTATIVE TRACT MAP NO. 1659, TO REZONE PROPERTY FROM R -3 TO PD PLANNED DEVELOPMENT/TENTATIVE TRACT MAP TO DEVELOP A 10 UNIT PLANNED DEVELOPMENT, 305 ALDER STREET. (ROBERT NEWDOLL/MERILEE PBCK). Chairman Soto stated he has a conflict with this item and stepped down from the Chair and is now absent. Commissioner Olsen was chosen by other members of the Commission to act as Chairperson in this matter. Current Planner Lanning reviewed the staff report dated November 15, 1988. He stated that the proposed project consists of ten (10) detached dwelling units on a 34,821 sq. ft. parcel, or 12.5 dwelling units per acre. This density is consistent with the density prescribed by the General Plan (14 dwelling units /acre) and zoning designations for this property. The applicant is proposing to split this 34,821 sq. ft. parcel (.8 acre) into eleven lots. Ten lots would have dwelling units constructed on them, with the eleventh lot being a carrion lot used for access. The lots intended for development would range from 1,802 sq. ft. to 2,713 sq. ft. in size. The common lot will be 13,296 sq. ft. in size. Section 9 -4.906 of the Zoning Ordinance requires a minimum lot size of 7,200 sq. ft. for development of residential uses. This represents one of the major differences between the applicants proposal and the standards of the Zoning Ordinance. The applicants have stated that they are attempting to create more of a single family "detached" type of project with provision for individual property ownership as opposed to an apartment type of development. The reduction in lot size could be accorrmodated through the P -D rezoning. Regarding access, Mr. Lanning pointed out that access to the site is proposed by means of a single driveway off of Alder Street. A twenty - four (24) foot wide driveway will provide on -site access to each unit. Fire equipment and vehicle turn -around locations have been provided and will utilize grasscrete or turf block in order to increase the amount of landscape area provided. Staff and the Planning Commission had a concern regarding the lack of individual driveways for each unit as this may lead to parking in the access drive or parking on the street. The units have no area for residents to park in order to wash cars, perform routine maintenance, and so forth. He stated that the access drive will be posted "No Parking - Fire Lane" and staff had recommended that if driveways are not incorporated into the design, then all garages be equipped with garage door openers and that the C.C.& R.'s for the project include provisions for vehicles parked outside to be subject to towing. Five guest parking spaces have been provided, as required by Code. Mr. Lanning advised that setbacks from adjacent properties vary. Due to the small lot sizes a number of zero lot line situations exist. The first units are set back fifteen (15) feet from the front property line, which is in conformance with the requirements of the Zoning Ordinance. The setbacks Fran the southern and northern property lines, adjacent to a single family residence, alternatively range from five (5) to ten (10) feet. Units 5 and 6 are set back from the east or rear property line by approximately ten (10) feet. He pointed out that the Zoning Ordinance is somewhat contradictory regarding setbacks in the R -3 zone. Mr. Lansing briefly described the project relative to size of units, architecture and the proposed fence structure. Upon being assured by the Planning Carer fission Secretary that public hearing for Rezoning Case 88 -211 and Tentative Tract Map No. 1659 had been duly published and property owners notified, Acting Chairperson Olsen declared the hearing open. Mark Vasquez, project designer, spoke in favor of the project. He stated they have attempted to take two different zonings and provide a project that is compatible to both. Also, they have tried to design structures that have basically the same kind of design features that you would find in a single family residential district, and still have the pride of ownership found in a single family residential situation. As far as lot size, the minimum lot size for the R -3 zone is 7200 square feet and this property is significantly larger than that. He stated the applicant is trying to develop something that would allow Arroyo Grande Planning Commission, 11 -15-88 Page 5 private ownership of each unit; it would be run as though it were a planned development. Mr. Vasquez addressed some of the concerns that were listed in the staff report, regarding individual driveways for each unit, access, open space and preserving the trees. Ron Stob, 295 Alder Street, stated he is an adjacent property owner and he likes the project and thinks it is aesthetically pleasing. However, some of his concerns were the number of cars that will be parked on the street. He is also concerned about the impact of so many houses and so many people on such a small piece of land. John Soto, 312 Alder Street, stated his property is directly across the street from the proposed project. He stated there is a potential for an additional 50 people total in the development, and a potential for an additional 25 cars. He stated there is not enough parking for the units proposed. He commented he is against the proposal because it adds congestion and does not provide a decent recreational area for the children. Harvey Murphy, 963 Dodson Way, stated he is against the proposal because of increased traffic, parking, and he will lose his privacy in his backyard. Spence Thomas, 141 James Way, stated he is concerned about the traffic circulation in the area and with the intensified infill we have within the City of Arroyo Grande. He noted they are trying to get 10 residential units on a one acre or less piece of property. He commented that, in his opinion, in the next two years, the City is going to start to realize the circulation problems that have been created up to this point. He suggested that high density projects like this be taken on their own merit, but also with the traffic situation in mind, the City should be taking a conservative approach to density. Jim McGillis, Surveyor with San Luis Engineering, stated he is speaking on behalf of the applicant. He pointed out that the applicants could come in with a proposal for an 11 unit apartment complex on the site, but they are asking for a detached condominium project. He also stated that the complaints heard from the neighbors are valid, but they are complaints against the general plan and the zoning; they are not complaints against this basic project. Hearing no further comments fran the audience regarding the proposed rezoning, Acting Chairperson Olsen declared the hearing closed and restricted further carments to the Planning Commission. Commissioner Moore commented regarding the traffic and noted that the area is getting filled up. He stated that R -3 zoning allows a certain number of houses per acre and 10 is in excess, but unless the zoning is changed, the applicants are complying with the zoning, and when the project gets built, there will be solid cars from Alder to Ash Street. Commissioner Scott, commented that Alder is not the only street that is crowded with traffic; the circulation situation is very poor. He stated he agrees with Mr. McGillis that the complaints are against the zoning and, in his opinion, this project makes sense. Con missioner Boggess stated he doesn't agree that this type of development is compatible with the neighborhood, and he is not in favor of the idea of taking R -3 zoning and changing it to PD to satisfy a particular type of development. Also, it was his feeling that there should be more open space provided in the development. Commissioner Flores stated he voted against the previous two proposals because of the parking, traffic and lack of recreational facilities. He stated, however, over the past couple of months he has been concerned about what has happened to the price of real estate, and we need to help provide housing for families that are not in the market for $300,000.00 homes. However, at this point he feels that the traffic and the parking problem is going to sway him against the project. Acting Chairman Olsen stated she is opposed to the proposed project. She stated they are proposing family homes without the accommodations that are needed for family type homes. After further discussion, the following action was taken: RESOLUTION NO. 88 -1213 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY COUNCIL DENIAL OF ZONE CHANGE NO. 88 -211 FROM R -3 MULTIPLE FAMILY RESIDENTIAL DISTRICT TO PD-88-3 PLANNED DEVELOPMENT DISTRICT, 305 ALDER STREET. (ROBERT NEWDOLL) On motion by Corrnissioner Boggess, seconded by Commissioner Flores, and by the following roll call vote, to wit: AYES: Carmissioners Boggess, Moore and Acting Chairperson Olsen NOES: Commissioners Scott and Flores ABMNT: Commissioner Gerrish and Chairman Soto the foregoing Resolution was adopted this 15th day of November 1988. 495 496 Arroyo Grande Planning CciimirsSion, 11 -15-88 Page 6 Planning Director Liberto-Blanck advised that a zone change requires at least four affirmative votes to approve, therefore, this requested zone charge will go on to the City Council as a denial. Tentative Tract Map No. 1659 After a brief discussion, the following action was taken on the tentative tract map. RESOLUTION NO. 88 -1214 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING DENIAL OF TENTATIVE TRACT MAP NO. 1659, FOR A 10 UNIT PLANNED DEVELOPMENT AT 305 ALDER STREET, APPLIED FOR BY ROBERT NEWDOLL. On motion by Conrnissioner Boggess, seconded by Conn issioner Flores, and by the following roll call vote, to wit: AYES: Commissioners Boggess, Moore and Acting Chairperson Olsen NOES: Commissioners Flores and Scott ABSENT: Commissioner Gerrish and Chairman Soto the foregoing Resolution was adopted this 15th day of November 1988. (With the denial of the PD Rezone and tentative tract, the Architectural Review Application is no longer valid.) CHAIRMAN SOTO IS NOW PRESENT AND HAS ASSUMED THE CHAIR Planning Director Liberto - Blanck pointed out that there has been quite a bit of interest in the R -3 areas in the City. This is the third proposal in the past few months. She stated that staff would like to get the Commission's input on the idea of not looking at any more projects in the R -3 zone until the general plan and zoning ordinance are updated. Chairman Soto stated his feelings that the ordinances need to be. updated. Planning Director Liberto- Blanck advised that is now being done, however, during the interim, people are coming in with projects for R -3 zoned property. Commissioner Olsen stated she feels it will be helpful, even to the developers to take a look at these areas. Planning Director Liberto - Blanck advised that the General Plan Land Use alternatives should be available in February or March. After it is approved by the Planning Camnssion and City Council, we can prepare the zoning ordinance. She stated that staff can come back at the next Planning Commission meeting with a general plan schedule and resolution on this issue. Chairman Soto stated he would like to see no more applications processed and a recommendation made to the City Council that they do something as soon as possible. Ms. Liberto- Blanck stated the Commission could discuss this in detail at the next meeting. The Planning Commission directed staff to return with information regarding this subject. PLANNING DIRECTOR ITEMS Mier Brothers Landscape Products. Planning Directcr Liberto - Blanck referred to the use permit issued by the Commission on June 7, 1988 to Mier Bros. Landscaping for retail sales of bulk landscape materials, west of Brisco Lumber. She stated the applicant now wishes to add a concrete blender which is approximately 22 feet high, and has asked that the matter be brought before the Camussion for a determination if this would be consistent with the original intent of the use. She noted that staff had concerns because the concrete blender is not shown on the proposed plan and was not discussed at the Planning Carrnission hearing. After a brief discussion, Chairman Soto stated he would like to see an amended conditional use permit. It was his feeling that the matter should be opened to public hearing addressing the visual effect, waste, and how they will clean the machines. Planning Directcr Liberto-Blanck stated that the Commission is saying is that a concrete blender was not part of their original intent in approving the Use Permit, and the applicant will be required to file for an amended use permit. Kennedy Sheppel. Planning Director Liberto- Blanck referred to another item regarding the health club that was approved on James Way and Oak Park Boulevard. A concern has come up on one of the conditions of approval that requires sane clarification. She stated that Condition #9 states that "Reciprocal parking, access and maintenance agreements with the adjacent properties will be required prior to the issuance of building permits. Said agreements must be approved by the City Attorney prior to issuance of the building permits." An issue has come up relative to the intent of the Planning Commission regarding "adjacent properties ". She further stated that one of the owners of the property to the rear has not been cooperative in signing a recriprocal parking and access agreement, and since it was not clear in the wording of the condition, the issue of which properties were involved in the recriprocal agreement. Chairman Soto stated it would be reasonable to assume that it would be the adjoining property owners. Commissioner Olsen stated that when this was reviewed by the Planning Conmission, the applicants stated they already had the agreements from the adjoining property owners. 1 Arroyo Grande Planning Caunission, 11 -15-88 Carmissioner Flores stated as long as they have an agreement that satisfies the parking needs, that is all that really is required. Chairman Soto stated the condition is that he have agreements to provide sufficient parking for his business. ADJOURNMENT There being no further business before the Can mission, the meeting was adjourned by the Chairman at 9:30 P.M. Page 497