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PC Minutes 1988-09-20Arroyo Grande Planning Commission September 20, 1988 The Arroyo Grande Planning Commission met in regular session with Chairman Soto presiding. Present are Commissioners Olsen, Moore and Gerrish. Absent are Commissioners Boggess, Flores and Scott. Also in attendance are Planning Director Liberto - Blanck, Current Planner Lanning and Long Range Planner Bierdzinski. MINUTE APPROVAL Hearing no additions or corrections, the minutes of the Planning Commission meeting of August 2, 1988 were approved as submitted, on motion by Commissioner Gerrish, seconded by Chairman Soto, and unanimously carried. ELECTION OF OFFICERS WAS CONTINUED until a full Commission is present. CONTINUED PUBLIC HEARING - AMEND STREET NAMES - TRACT 1390, ROYAL OAKS ESTATES CITY OF ARROYO GRANDE Current Planner Lanning stated this tract was just recently recorded with the County Recorders office. There were some concerns expressed by safety services of the City with regards to many similar sounding street names and a possibility for confusion in an emergency response. Therefore, the City has initiated change of names in this tract. A few street names such as Spanish Moss Lane and Chaparral Street would not need to be changed; the other changes are outlined in the staff report. We feel that these will not conflict with existing street names and seem to be acceptable to the concerned parties. This matter will go on to the City Council. Staff recommends that the Planning Commission adopt a resolution recommending approval of those name changes. At this time Chairman Soto reopened the public hearing. Hearing no comments from the audience regarding the proposed street name changes, the public hearing was closed. Following a brief discussion by the Commission, the following action was taken: RESOLUTION NO. 88 -1203 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CHANGING THE NAME OF CERTAIN STREETS WITHIN TRACT 1390, (ROYAL OAKS) On motion by Commissioner Gerrish, seconded by Commission Olsen, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Olsen, Moore and Chairman Soto NOES: None ABSENT: Commissioners Boggess, Flores and Scott CONTINUED PUBLIC HEARING - AMEND ZONING AND SUBDIVISION ORDINANCE DELETING OPTIONAL DESIGN AND IMPROVEMENT STANDARDS, CITY OF ARROYO GRANDE Planning Director Liberto - Blanck advised that staff is recommending that this item be withdrawn. The City Attorney has requested this in order to review another course of action. The Planning Commission will be kept abreast of action that is taken. On a motion by Commissioner Gerrish, seconded by Commissioner Moore, the recommendation to withdraw the application to delete optional design and Improvement Standards was approved by the following roll call vote, to wit: AYES: Commissioners Gerrish, Olsen, Moore and Chairman Soto NOES: None ABSENT: Commissioners Boggess, Flores and Scott PUBLIC HEARING - VIEWSHED REVIEW PERMIT NO. 88 -03, CONSTRUCT SINGLE FAMILY RESIDENCE, 1225 BRIGHTON AVENUE (GERMANO DICARLO) Current Planner Lanning reviewed the staff report, dated September 20, 1988. He advised that under the recently adopted viewshed review process, all constructions in the R -1 -D zones are subject to review by the Commission. The proposed project is on Brighton Avenue and Ruth Ann Way which is in the R -1 -D zone. 479 480 Arroyo Grande Planning Commission, 9/20/88 Page 2 The applicants are proposing to construct a 2600 square foot home on an existing 6930 square foot lot. The proposed residence is approximately sixteen feet, four inches (16' 4 ") above the curb along Brighton and maintains this height relative to the Brighton curb along its entire length. As Ruth Ann Way slopes away down towards the ocean the height of the home relative to Ruth Ann Way will increase due to the slope. It would appear the intent of the ordinance is to keep the height of the home below 18 feet relative to Brighton, however this is not particularly clear from the language of the ordinance. It should be noted that this is about the only lot where this would occur on a corner lot. The Planning Commission should be aware that the design of the home is set with the front of the lot along Ruth Ann Way. The home is oriented in this direction. With Ruth Ann Way considered to be the front, all required setbacks are met or exceeded by the application. In examining the area, there are significant views oriented toward the ocean which lies to the south and west. No significant views were noted in the north and east due to the slope of the land in the existing development. Homes with views which would most likely be affected are the ones to the north and east of the property. The applicant has provided a cross section showing the position of the proposed home relative to the house directly to the north across Brighton. The cross section indicates that this home should not suffer any significant blockage of its views. This home sits up higher due to the existing slope and its windows are only along the upper portion of the house. The home which is northeast of the proposed home also sits up higher and is mainly oriented to the south. There may be some obstruction of view to the southwest (towards Avila Beach) however, it would appear that the majority of their view would appear to remain unaffected. The home immediately to the east has a small window along its western elevation that is adjacent to the proposed lot. However, there are a couple of large windows, actually one large window on the west side at the rear of the property appears to be an enclosed deck and an open deck as well and there are some additional windows facing to the south. It appears that the construction may block some of the view, however, the majority of the view will remain unobstructed. The proposed project is exempt from the requirements of the California Environmental Quality Act, per Section 15.303(a). Staff would recommend that the Planning Commission approve the proposed project subject to the list of findings and subject to the conditions as listed. Upon being assured by the Planning Commission Clerk that Viewshed Review Permit No. 88 -03, 1225 Brighton Avenue, had been duly published and property owners notified, Chairman Soto declared the hearing open. Art Marshall, 1223 Brighton Avenue stated that it totally obstructs their view of the ocean. Mr. Marshall presented pictures showing different views. He stated that there should be some other way to design the house. Ted Aclan, 103 Equestrian Way, owner of 1222 Brighton Avenue, stated his view is going to be significantly affected. Mr. Aclan was shown a diagram of the proposal. Mr. Marshall stated that he did not believe the diagram is accurate and wanted to protest that fact. Rex Willett, Builder, stated he went by the 18 feet height limit when designing the house. He also stated that the diagram was drawn to scale. Hearing no further comments from the audience, Chairman Soto declared the hearing closed. After considerable discussion, on motion by Commissioner Gerrish, seconded by Commissioner Moore, and unanimously carried, the matter was continued to the Planning Commission's meeting in two weeks. PUBLIC HEARING - USE PERMIT CASE NO. 88 439 /ARCHITECTURAL REVIEW CASE NO. 88 -413, CONSTRUCTION OF A CHURCH, SOUTH TRAFFIC WAY, ST. BARNABAS EPISCOPAL CHURCH (CURTIS ILLINGWORTH) Current Planner Lanning advised Tentative Tract 1315 was approved by the City Council in 1987. The approved tract contains one site for construction of a church and related facilities and some residential properties. Arroyo Grande Planning Coa ission, 9/20/88 Page 3 The applicants are proposing to develop the 6.7 acre site with an 11,500 square foot church structure and related facilities. In order to process this the church must receive approval of a Conditional Use Permit for a church in the RA -B3 zone and undergo architectural review. The church will be constructed on a 6.7 parcel of land, approximately 5.2 acres will remain in open space. Access will be by means of a road off South Traffic Way extension. The road was approved as part of Tract 1513 and the road will maintain standard street width up to approximately the boundary of the church property where it will narrow down to a 24 foot wide access drive into the church parking lot. Access has been reviewed by the Public Works Department, Police and Fire Department and they have found it to be sufficient. We do have a condition requiring a second access point, should it become necessary in the future. A traffic study that was conducted for Tentative Tract 1513 indicates surrounding streets and highways can accommodate the traffic from the church and the future residences without any significant impact on circulation. The applicant is providing a total of 94 parking spaces which exceeds the amount required by code for church use. The applicant is providing parking for the church sanctuary, parish hall, church office area and classrooms. There will be landscaping, textured paving and other treatments throughout the parking area to provide visual relief. The building setbacks, and the site coverage either meet or exceed the requirements of the zone. The church buildings will be setback approximately 130 feet from the nearest property line to the west, 230 feet from the property line to the north, 150 feet from the property line to the east and approximately 310 feet from the nearest property line to the south. It appears that the site is sufficient in size to accommodate the proposed use and maintain proper setbacks. Staff is not anticipating any significant impact in the neighborhood to result from the proposed use on that site. Under architectural review the proposed church is set on an area sloping to the northeast adjacent to a rock outcropping which lies to the west of the proposed buildings and runs to the southern boundary of the property. The proposed sanctuary building is approximately twenty eight (28) feet in height over most of its length with the steeple being fifty (50) feet above the finished grade according to plans submitted by the applicant. The steeple height is permitted under Section 9- 4.2411 of the Zoning Ordinance without a Use Permit due to the large setback areas provided for the building. We have had one person come in that is definitely concerned about the height of the steeple and the building in general. The area devoted to classrooms and offices is approximately 22 feet in height at the highest point and the parish hall is approximately 28 feet high. Maximum height in the RAB -3 zone is thirty feet and, aside from the steeple, all proposed buildings are within the standards prescribed in the RA -B3 zone. Architectural style of the proposed church is basically modern, exterior stucco finish will be brown in color. There will be some variation of wall plane and some variation of roof line between the sanctuary, the office area, and the parish hall. The proposed roofing material is a metal painted dark brown in color. The applicant has provided a color and materials board. Staff does not anticipate any significant impact to the environment as a result of the proposed project. An archaeological survey was required and appropriate mitigation measures have been incorporated into the conditions of approval. Also additional studies have been required under the conditions of approval for the Tentative Tract. It is the recommendation of the Staff Advisory Committee that the Planning Commission approve the proposed project subject to the recommended findings and conditions of approval. He stated that a local native american group had some concerns regarding the archaeological conditions, specifically condition number 12. They wanted to make sure that should burials be encountered, that they should be reburied in accordance with standards set by the Native Americans. They also wanted to make sure that there was no curation of objects. Upon being assured by the Planning Commission Clerk that public hearing for Use Permit Case No. 88- 439 /Architectural Review Case No. 88 -413 had been duly published and property owners notified, Chairman Soto declared the hearing open. 481 482 Arroyo Grande Planning Commission, 9/20/88 Page 4 Curtis Illingworth, representing the applicant, briefly described the project. He stated they were contacted by one of the local neighbors, Mr. Milton Hayes, who has recently subdivided a piece of property to the east of the hill. He had some concerns about the view from his newly subdivided piece of property that he will be selling in the near future. He was concerned about the height of the church blocking a portion of that view. He pointed out that with the setbacks being approximately 150 feet from Mr. Hayes' property, and the fact that his property is approximately 22 feet above the floor level of the proposed church building, his view is 180 degrees and the proposed church will interrupt approximately 16 degrees of the 180 degree view. In answer to Commissioner Gerrish's questions, Mr. Illingworth stated they had no problems with conditions. In regards to the metal roof, he stated it is a standing beam metal roof. He commented that there are other options; such as a concrete tile or a asphalt tile roof. Carroll and Marjorie Dean, 111 Orchid Lane, and Marie Cottoir, 195 Orchid Lane, expressed their concerns in regards to taking some of their property for a street. Their concerns stemming from a Planning Commission meeting when Mr. Rogoway (who was then the acting Planning Director) told them that he had been directed to do the ground work for a general plan change that would possibly consider making the status of this road within Tract 1513 into a collector. They also had questions in regards to the subdivision properties paying for the church. Kirby Gordon, Attorney for St. Barnabas Episcopal Church, responded to the road questions. It is not the applicant who has designed the road, it is the city that has told us what specifications they want on the road. Usually when a builder or subdivider is improving his property and there are adjoining lots which may some day be developed, it is typical for that subdivider to only put in half the road. We were required to put in more than half the road and we were required to put in 52 feet. In regards to the subdivision of the property paying for the church, he stated that is the case and that is why 12 lots were developed. The church still owns the entire 13 acres. It is the intent of the church to sell off the 12 lots so that individual custom homes can be built on those lots. Jim McGillis, Surveyor with San Luis Engineering, 133 Bridge Street, stated he is speaking on behalf of Mr. Hayes. He stated they want to see what the different buildings are, the heights of the buildings and what the finished floor is, they they will have a better idea of how it will effect Mr. Hayes' property. Mr. Illingworth reviewed the heights of the different buildings and the lay out. He stated it would be sometime early next year before construction will begin. There being no further comments from the audience, Chairman Soto closed the public hearing. After considerable discussion Commissioner Gerrish made a motion to approve Use Permit Case No. 88 -439 using the Resolution prepared by staff amending, Item No. 12 to indicate the burial and reburial shall be done according to the standards set by the Native Americans. Motion seconded by Commissioner Olsen and a roll call vote was taken as follows: AYES: Commissioners Gerrish and Olsen NOES: None ABSTAIN: Commissioner Moore and Chairman Soto ABSENT: Commissioners Boggess, Flores and Scott Current Planning Lanning stated that by the Rules set before the Planning Commission it takes majority of the quorum to approve something. Since you do not have a majority to approve, the project will be considered denied and may be appealed. On motion by Commissioner Gerrish, seconded by Commissioner Olsen and carried with one abstention, Architectural Review Case No. 88 -413 was approved subject to the conditions listed in the staff report, with an additional condition that the roofing material be changed to some other compatible material. Arroyo Grande Planning Commission, 9/20/88 Page 5 PUBLIC HEARING - USE PERMIT CASE NO. 88 -440, UNION OFFICES, MEETING HALL AND SCHOOL, UNITED BROTHERHOOD OF CARPENTERS & JOINERS OF AMERICA LOCAL 11800, 227 BRIDGE STREET. (CLARENCE MALLORY /EARL PATTON) Current Planner Paul Lanning advised that the applicant, the United Brotherhood of Carpenters and Joiners of America, are proposing to purchase the existing Grace Bible Church property for use of union offices, area for Union meetings and for use as a vocational school for instruction of apprentice carpenters. The existing property has two zoning designations. Portions are zoned C -2, General Commercial and portions are zoned R -3, Multiple Family Residential. Use of offices is permitted by right in the C -2 zone. Schools are permitted by Conditional Use Permit in both the C -2 zone and the R -3 zone. Applicants propose to utilize the existing facilities on site with no new construction as part of this application. They have indicated they have plans to replace some of the structures in the future. Those will be subject to architectural. review at that time. The uses proposed by the applicants in a broad sense are somewhat similar to the existing uses on the site. The proposed uses include schools, group meeting areas, and office uses. According to the information supplied by the applicant it appears that there will be less intensive uses based on the number of people that will utilize the site. The proposed technical school will generally involve maximum enrollment of approximately fifty students. Actual class size will be approximately 15 students at any one time. They will be doing some outdoor activities, developing carpentry skills, such as hammering, sawing and so forth. The applicant has indicated the number of students involved in the outdoor activities will be limited to seven or eight. In their opinion it will generate less noise than the previous school use. They have also indicated the outdoor activities will be approximately fifty feet from the nearest residential property. They are also proposing to construct a slumpstone fence along the rear property line to provide a buffer between the school and the neighbors. Should it become evident that the school is generating excessive noise or should the Planning Commission feel that a formal noise study is required, we can ask that the applicant conduct one in order to ascertain the noise impact on the proposed use. The City would set the criteria for such a study. There is a condition of approval to this effect. Also, the hours of operation and total maximum enrollment for the school has been limited. In regards to parking, it appears that there is sufficient parking on site to handle the proposed use of offices at one space for every 250 square feet. Staff does not anticipate any parking problem on the site. If the school enrollment should increase in the future, there is sufficient space on site to expand the parking areas. Mr. Lanning noted that the use of the site for occasional union meetings is not anticipated to generate any significant problems. The site is currently used as a church and attendance at the union meetings is anticipated to be less than the current church attendance. The renting of the hall to community groups on occasion is also not anticipated to cause any major impacts. Based on these discussions and the information submitted by the applicant it appears that the proposed use will not be detrimental to the surrounding neighborhood and the impacts generated from the proposed uses are anticipated to be less than those generated by the existing uses. Note that the Conditional Use Permit applies only to the use of the property as a technical vocational school and as a meeting hall, any other uses will have to be processed through the normal procedures of the zoning ordinance. Staff does not anticipating any significant impact to the environment as a result of the proposed project. We have prepared a Negative Declaration for adoption by the Planning Commission. It is the recommendation of the Staff Advisory Committee that the Planning Commission approve the use subject to the findings and the list of conditions. Mr. Lanning advised that a few people have come in expressing some concerns regarding the proposed use, mainly in relationship to noise generated by the proposed carpenters school. 483 484 Arroyo Grande Planning Commission, 9/20/88 Page 6 Upon being assured by the Planning Commission Clerk that Use Permit Case No. 88 -440 had been duly published and property owners notified, Chairman Soto opened the public hearing for testimony in favor of or against the proposal. Marjorie Dean, 111 Orchid Lane, stated there are lots of parking spaces. Ralph Bush, 111 Nelson Street; Bill Hart, 207 Bridge Street; Billy Swaggert, 127 Nelson Street; Dennis McCune, 114 Bridge Street; expressed that their main concerns are in regards to the noise level by the proposed carpenters school. Clarence Mallory, President of the Carpenters Union Local 1800, stated they are putting up a block wall for a buffer to keep the noise down. Students will not all be hammering or sawing at any one time. He stated that when the church moves out they intend to put up some type of building to do all that type of work inside. This would keep the noise down with the right insulation. At this time students are there every other Saturday. Reynolds Ritchie, 571 Traffic Way; Jim McGillis, 133 Bridge Street; John Wynn, 1105 Grieb Drive; Don McHaney, 140 Ruth Ann Way; all spoke in favor of the proposal. There being no further comments from the audience, Chairman Soto declared the public hearing closed. Commissioners Olsen and Gerrish stated that they were opposed to any school on the site. After considerable discussion in regards to compatibility and zoning, the following action was taken: RESOLUTION NO. 88 -1204 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING USE PERMIT CASE NO. 88 -440, UNITED BROTHERHOOD OF CARPENTERS & JOINERS OF AMERICA LOCAL #1800 LOCATED AT 227 BRIDGE STREET Commissioner Olsen made a motion to approve Use Permit Case No. 88 -440 using the Resolution prepared by staff amending Item No. 7, stating after three (3) months of the schools operations, the project will be reviewed by staff. If there are any concerns, a noise study will be required. Seconded by Commissioner Moore and by the following roll call vote, to wit: AYES: Commissioners Olsen, Moore and Chairman Soto NOES: Commissioner Gerrish ABSENT: Commissioners Boggess, Flores and Scott The foregoing Resolution was adopted this 20th day of September 1988. PUBLIC HEARING - USE PERMIT CASE NO. 88 -445, PLANNED SIGN PROGRAM FOR SCOLARI'S BROOKSIDE MARKETPLACE (REPRESENTATIVE - RANDY POLTL) Upon request for two weeks continuation, on a motion by Commission Olsen, seconded by Commissioner Gerrish and unanimously carried, the matter was continued for two weeks. PLANNING DIRECTOR'S REPORT /DISCUSSION Planning Director Liberto - Blanck stated that Pismo Beach's General Plan Amendment was going to the Council and no further action is required by this Planning Commission. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 10:30 P.M. ATTEST: