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PC Minutes 1988-07-05460 Arroyo Grande Planning Commrisske July 5, 1988 The Arroyo Grande Planning Commission met in regular session with Chairman Soto presiding. Present are Commissioners Flores, Olsen, Moore, Scott, Boggess and Gerrish. Also in attendance are Planning Director Liberto - Blanck, Public Works Director Karp, Current Planner Lansing and Long Range Planner Bierdzinski. CONTINUED PUBLIC HEARING - GPA 88-3 AMENDMENT TO THE CIRCULATION ELEMENT/REZONING CASE NO. 88-207 TO AMEND P-D ORDINANCE 140 C.S. (CITY OF PISMO BEACH). Planning Director Liberto - Blanck advised that this matter was continued from the June 21st meeting to provide staffs of Pismo Beach and Arroyo Grande time to resolve several issues. She pointed out that at the last City Council meeting, the Council adopted a resolution which reaffirms their position on the projected time schedule for the completion of the Highway 101 study. A representative from CALTRANS was at that meeting and indicated they could not support the closure of the Grand Avenue off -ramp. Chairman Soto reopened the Public Hearing. Dave Watson, Director of Public Services from Pismo Beach, referred to his letter discussing the issues talked about at the last meeting. Mr. Watson reviewed the various issues of realignment, sight distances, etc. With regard to the concern of the high ground water conditions in and around Oak Park Leisure Gardens, he stated they are in the process now of working with engineers to try to resolve those concerns. Hearing no further comments fran the audience, Chairman Soto declared the hearing closed. Cammizsioner Olsen commented she doesn't particularly like the proposed curve or the proposal, and stated she would like to see an alternative. Peter Miller, Attorney for the owners of Rancho Grande, stated that the study being funded by the property owners is very much in question right now. He noted that with the City Council's decision to hold firm on the time schedule, the funding for the study and the whole concept came into question and, at this time, he is not sure if the study will proceed. Chairman Soto stated his feelings that some of the concerns are long range, and he doesn't believe any of this is a direct solution to Oak Park Boulevard and Highway 101. Commissioner Moore commented that the Planning Commission has never held a study session to review the plans, and stated he would be willing to try to cane up with a better plan. Carrnissioner Gerrish stated he liked the idea of holding a study session and perhaps come up with some alternatives. He stated his feelings that there are some serious problems with the Oak Park intersection and something should be done whether it is this plan or the City's plan. Mr. Karp commented that the Commission has the alternative of leaving it like it is, which would be safer than the proposed plan Fran Pismo. Camrissioner Olsen stated she didn't think the Commission should be put in the position of having to choose between the two plans when they don't agree. Chairman Soto suggested that the Planning Commissions of Pismo Beach and Arroyo Grande get together and talk about the plans for the realignment. After considerable discussion, on motion by Camiissioner Gerrish, seconded by Carn issioner Olsen, and unanimously carried, the matter was continued to the Planning Camnmission's meeting following a meeting with the Pismo Beach Planning Commission. Chairman Soto stated he would like to see Pismo Beach's complete plans on what is happening off of Oak Park Boulevard, and also CALTRANS' plans. Planning Director Liberto - Blanck stated that staff will check with the City Council for their approval of a joint meeting. Mr. Peter Miller requested that the private property owners also be included in the meeting. PUBLIC HEARING - USE PERMIT CASE NO. 88 -437, REQUEST FOR TEMPORARY SCHOOL FACILITIES, 207 PILGRIM WAY. (COASTAL CHRISTIAN SCHOOL). Current Planner Lanning advised that in August of 1986 the Planning Commission approved a 14,000 sq. ft. addition of a multi- purpose budding to the existing Assembly of God church. He stated that the addition is now nearing completion and will give the church a total of 28,750 sq. ft. of building area on an 11.5 acre site. Coastal Christian School, currently located on the grounds of Grace Bible Church is in the process of moving to their new facility in the vicinity of Oak Park Boulevard, however, delays in the project have caused the school to look for temporary quarters. Mr. Lanning reviewed the proposal stating that the applicants are proposing to operate a private school, grades 7 -12, at the Assembly of God Church site. The church site is currently used for a pre- school in addition to the church's tivities. Coastal Christian School anticipates that they will use the Assembly of God church sit for approximately 2 to 4 years. The zoning and general plan designations of Agriculture pe t public and parochial schools with a conditional use permit. Arroyo Grande Planning Ca nalE ka, 7 -5-88 Page 2 Mr. Lansing pointed out that Coastal Christian School is anticipating an enrollment of 125 students, with approximately 70% of the students being junior high school age. The applicants intend to utilize the multi- purpose building for classrooms and other school activities. The existing softball field will be utilized for outdoor activities and the field area adjacent to the softball field will be cleared and turfed for outdoor activities and a lunch hour eating location. Mr. Lansing reviewed traffic, noise, parking and drainage concerns. With regard to the softball field, he stated that a condition of approval requiring a lighting plan is required prior to occupancy. Also, since the proposal is for a temporary use, Mr. Lansing stated it is staffs recarmendation that the conditional use permit for the junior /senior high school expire after a three (3) year period if the Planning Caanission approves the request. If the applicants find they will require additional time, they may request an extension fran the Planning Commission. An enrollment cap of 150 students is also recamnended in order to insure that anticipated impacts to the neighborhood are not exceeded. The traffic mitigation measures as outlined in the traffic report regarding bus storage to be on site and monitoring of student pedestrian traffic to pick up walldng students should also be implemented. Mr. Lansing advised that the proposed use was reviewed by the Staff Advisory Camrnittee and it is recarmended that the Planning Ca nnission adopt the draft resolution approving the request for a conditional use permit and adopt the negative declaration, subject to the listed findings and conditions of approval. Upon being assured by the Planning Cammission Secretary that public hearing for Use Permit Case No. 88 -437 had been duly published and property owners notified, Chairman Soto declared the hearing open. Reverend Dennis Bjorgan, 207 Pilgrim Way, Pastor of the Assembly of God Church, spoke in favor of the Use Permit. There being no further comments fran the audience for or against the proposed use permit, Chairman Soto declared the hearing closed, and the following action was taken: RESOLUTION NO. 88 -1188 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT NO. 88 -437 APPLIED FOR BY COASTAL CHRISTIAN SCHOOL FOR TEMpORARY SCHOOL FACILITIES AT 207 PILGRIM WAY. On motion by Cam issioner Gerrish, seconded by Ca nnissioner Boggess, and by the following roll call vote, to wit: AYES: Connnssioners Flores, Olsen, Moore, Scott, Boggess, Gerrish and Chairman Soto NOES: None ABSENT: None the foregoing Resolution was adopted this 5th day of July 1988. PUBLIC HEARING - REZONING CASE NO. 88-206 (PPD - 88- 1)/IOT SPLIT CASE NO. 88-462 (PARCEL MAP), 1250 FARROLL AVENE. (SAN LUIS ENGINEERING, AGENTS FOR DENNIS LOHOFF). Current Planner Lansing reviewed the staff report, dated July 5, 1988. He reviewed the proposed access to the site, setbacks, open space and lot coverage, grading, drainage and architecture. In summary, Mr. Lansing pointed out that the proposed project is similar in nature to other developments previously approved by the City. He stated that the R -3 zone appears to have been developed mainly to accommodate apartment projects. Approval of these types of projects can lead to a mix of housing types in the future with apartment buildings, detached housing, and condominiums mixed together throughout the City. He pointed out that, while this may not be considered adverse by some, the Commission should be aware of the issue that this type of development can lead to a "hodgepodge" of housing types. Mr. Lansing also pointed out that the small lot size has caused sane concern as to its long term effect and the type of living environment it provides. This is mainly a policy decision by the City. Once again there are pro and con arguments regarding the small lot sizes. Sane feel that this represents a superior alternative to apartment life, while others feel that it can lead to creation of undesirable situations in the future. There are also the concerns regarding open space and lot coverage. He stated that if the Planning Commission determines that the project is acceptable, the project can be approved through the Planned Development (PD) section of the Zoning Ordinance. The General Plan designation of Medium High Density Residential (14 d.u. /acre) would remain the same and a specific ordinance for the proposed development would replace the existing zoning. 461 462 Arroyo Grande Planning Commission, 7 -5-88 Page 3 Mr. Lanning stated that the application was reviewed by the Staff Advisory Camuttee, and if the Planning Commission feels that the proposed project represents an acceptable design and use for the property, the Staff Advisory Com ittee recamiends that the Planning Canrassion recommend approval of the project to the City Council. Upon being assured by the Planning Commission Secretary that public hearing for Rezoning Case No. 88 -206 and Lot Split Case No. 88 -462 had been duly published and property owners notified, Chairman Soto declared the hearing open. Chairman Soto read a letter from the residents of Golden West Place, dated July 5, 1988 requesting compliance with one story dwellings similar to Golden West Place, or approval of the lot split with single family one -story homes on each lot. Mark Vasquez, designer of the project, representing the applicant, spoke in favor of the proposed rezoning and lot split. Joe Leir, 266 El Dorado, Pisno Beach, stated he was asked to speak on the matter for the residents of Golden West Place. He stated they are concerned over the proposed density of the project, and there appears to be too may buildings for a small size lot. They also feel that the two -story buildings are not in keeping with what is there at this time. He asked that the Planning Camussion disapprove the proposal and request something more in keeping with the adjacent development. Mrs. Okui, one of the property owners in the area, stated they farm the adjacent property and are concerned about their right to farm, and they are concerned about drainage. She stated that if the project is built, they want the residents to be aware of the farming that is being done, since the project will be so close to the property line. Hearing no further comments for or against the proposed zone change, Chairman Soto declared the hearing closed. The majority of the Commissioners expressed concerns regarding the size of the property being too small with not enough open space and play area for children, and the fact that two -story buildings would not fit in with the surrounding area. After a brief discussion, the following action was taken: RESOLUTION NO. 88 -1189 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING DENIAL OF REZONING CASE NO. 88- 206, 1250 FARROLL AVENUE, FROM R -3 MULTIPLE FAMILY RESIDENTIAL DISTRICT TO PD -88-1 PLANNED DEVELOPMENT DISTRICT. (DENNIS LOHOFF). On motion by Commissioner Gerrish, seconded by Commissioner Olsen, and by the following roll call vote, to wit: AYES: Carrnissioners Flores, Olsen, Boggess, Gerrish and Chainnan Soto NOES: Cannisloners Moore and Scott ABSENT: None the foregoing Resolution was adopted this 5th day of July 1988. With regard to Lot Split Case No. 88 -462, on motion by Cormrissioner Gerrish, seconded by Cannissioner Flores, and carried with two "no" votes, Lot Split Case 88 -462 was denied based on the fact that since the zone change is being recannended for denial, the proposed lot sizes would not be consistent with the current R -3 zoning. PUBLIC HEARING - REZONING CASE NO. 88-208 (PD- 88- 2VTENTATIVE TRACT MAP NO. 1607, 1138 FAIR OAKS AVENUE. (SAN LUIS ENGINEERING REPRESENTING LARRY GIN). Current Planner Lanning reviewed the staff report, dated July 5, 1988. He commented that this project is similar in nature to the previous case, in that the lot sizes are smaller than normally allowed in the R -3 Zone. He referred to letters received from neighbors of the area objecting to the zone change; one from John and Bonnie Mathias, 1121 Ash Street; one from S. F. Deter, 1111 Fair Oaks Avenue; and one from Mrs. Edward Allen, 1118 Fair Oaks Avenue. Additionally, there were another 25 letters delivered this evening from residents in the area objecting to the proposed rezoning. Upon being assured by the Planning Commission Secretary that public hearing for Rezoning Case No. 88 -208 and Tentative Tract Map No. 1607 had been duly published and property owners notified, Chairman Soto declared the hearing open. Mark Vasquez, Designer of the project, stated he is representing the developer, and spoke in favor of the proposed zone change and tentative tract map. He stated in designing the proposal, they wanted to provide something would be in keeping with other developments in the area. Arr'oy'o Grande Planning Commission, 7 -5-88 Page 4 Mr. Kellerman, 1129 Fair Oaks Avenue; Mr. and Mrs. Faught, 1125 Fair Oaks Avenue; Mr. Hughes, 1166 Fair Oaks Avenue; and Pete Christian, 364 Walnut Street stated their objections to the proposed Project. Hearing no further comments for or against the proposed rezoning and tentative tract map, Chairman Soto declared the hearing closed. During discussion, Commissioner Olsen stated, in similar projects, the Commission has constantly advocated open space and areas for children to play. She also commented regarding parking, stating cars are already being parked all over the street in that area, and this proposal would be compounding the issue. Commissioner Gerrish stated, in similar cases, where multiple family abuts R -1 zoning, it has been the policy of the Commission to look at less density. Commissioner Boggess stated, in his opinion, five structures are too much for a 60 ft. wide lot, and he also feels there should be a common play area. After further discussion, the following action was taken: RESOLUTION NO. 88 -1190 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING DENIAL OF REZONING CASE NO. 88 -208, 1138 FAIR OAKS AVENUE, FROM R -3 MULTIPLE FAMILY RESIDENTIAL DISTRICT TO PD -88-2 PLANNED DEVELOPMENT DISTRICT. On motion by Cantu» ssioner Flores, seconded by Cam» ssioner Olsen, and by the following roll call vote, to wit: AYES: Cam» ssioners Flores, Olsen, Scott, Boggess, Gerrish and Chairman Soto NOES: None ABSTAIN: Cammnissioner Moore ABSENT: None the foregoing Resolution was adopted this 5th day of July 1988. Tentative Tract Map No. 1607 In view of the above action recacmmending denial of the proposed rezoning, Tentative Tract Map No. 1607 was recommended for denial due to the fact that the proposed lots are too small under the existing zoning, on motion by Commissioner Gerrish, seconded by Commissioner Olsen, and carried with one "abstention ". REQUEST FOR TIME EXTENSION - TENTATIVE TRACT MAP NO. 1401, VICINITY OF HALCYON ROAD AND FAIR OAKS AVENUE. (JERREN E. JORGENSEN) Mr. Lanning advised that Tentative Tract Map No. 1401 was approved by the Planning Commission on July 1,1986 subject to 11 conditions. He reviewed that the State's Subdivision Map Act and the City's Subdivision Ordinance provides for expiration of a tentative map 24 months after approval unless a time extension application is filed prior to expiration. Also, the City Subdivision Ordinance provides for two, one year time extensions that may be granted by the Commission after review. Mr. Lanning noted that staff is working with the applicant to mitigate sane archaeological concerns, however, more time is needed to complete this process, and it is recommended that the Planning Commission grant an additional one year extension for the tentative tract map, subject to the previously approved conditions. After a brief discussion, on motion by Comissioner Gerrish, seconded by Commissioner Flores, and unanimously carried, a one year time extension was granted for Tentative Tract Map No. 1401, subject to the previously approved conditions. GPA -88-1 - GRAND AVENUE CLOSURE - CITY COUNCIL REFERRAL. Planning Director Liberto- Blanck advised that at the June 21,1988 City Council meeting, the Council received sane new information from CalTrans regarding General Plan Amendment 88 -1, indicating that the northbound on -ramp to Highway 101 at Grand Avenue cannot be closed because it is the northbound connection between Highways 227 and 101. She noted that CalTrans had just realized that day that if the ramp was closed, then it would be responsible for maintaining West Branch Street, which would link the two State highways. She pointed out that CalTrans had previously recommended to the City staff the closure of the northbound on -ramp at Grand Avenue in their letter to Paul Karp, dated November 20, 1987. Ms. Liberto- Blanck further commented that since this information was not available to the Planning Commission when they reviewed General Plan Amendment 88 -1 on March 1, 1988, the Council is referring the matter back to the Planning Commission for review and recommendation. She stated that General Plan Amendment 88 -1 is now proposed to include the retention of the northbound on -ramp to Highway 101 at Grand Avenue. Also, West Branch Street would now be proposed to include 4 to 5 lanes with an 80 -foot maximum right-of -way. 463 464 Arroyo Grande Planning Gomm on, 7 -5-88 After a brief discussion, the following action was taken: RESOLUTION NO. 88 -1191 Page 5 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING TO THE C1TY COUNCIL THAT GPA 88-1 DOES NOT INCLUDE THE CLOSURE OF THE GRAND AVENUE NORTHBOUND ON -RAMP TO HIGHWAY 101, AND WEST BRANCH STREET IS DESIGNATED WITH A MAXIMUM 80 FOOT RIGHT OF WAY. On motion by Commissioner Olsen, seconded by Ca nn ssioner Flores, and by the following roll call vote, to wit: AYES: Commissioners Flores, Olsen, Moore, Scott, Boggess and Chairman Soto NOES: Commissioner Gerrish ABSENT: None the foregoing Resolution was adopted this 5th day of July 1988. PLANNING DIRECTOR'S REPORT/DISCUSSION Planning Director Liberto- Blanck stated a request has been received from a property owner on Vard Loomis Court to go to a six foot fence along Huasna Road to give more privacy in his back yard, which backs up to Huasna Road. She stated there is a three foot high wall in there now. After discussion, it was the concensus of the Commission that the property owner should make application for a Variance. Current Planner Lanning informed the Commission regarding two minor architectural review matters that have been approved at the staff level: 1. The developers of the Pacific Point project have proposed some minor changes in elevations. 2. The owner of Rivera's Auto Body Shop on Brisco Road is proposing to paint the building and fix the existing stairway. The Planning Commission had no objection to these items. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 9:50 P.M. A rI T: L iecks, NCX°4 ,d4147 • Secretary