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PC Minutes 1988-06-21Arroyo Grande Planning Co June 21, 1988 The Arroyo Grande Planning Commission met in regular session with Chairman Soto presiding. Present are Commissioners Flores, Moore, Olsen, Scott and Gerrish. Commissioner Boggess is absent. Planning Director Liberto - Blanck, Current Planner Lanning and Long Range Planner Bierdzinski are also in attendance. PUBLIC HEARING - VARIANCE CASE NO. 88 -131, 629 CERRO VISTA CIRCLE, VARIANCE FROM HEIGHT LIMIT ORDINANCE, ADDITION TO EXISTING SINGLE FAMILY RESIDENCE. (RUSS AND SANDRA SANKOFF). Current Planner Lanning advised that the applicants are proposing to add an additional 750 square feet to an existing 1800 square foot single family residence. He pointed out that the proposed addition will be at the rear of the existing residence, built on a portion of the rear yard which slopes to the southeast. The addition will not infringe on the required 10 ft. rear yard setback. He stated the addition will have an average height of 19 feet, with approximately 4 feet of this height being below the foundation level of the existing residence. It was noted that due to this 4 foot difference between the existing foundation and the foundation of the proposed addition, the ridge line of the addition will be approximately 2'7" above the existing adjacent ridge line, which is located on the rear portion of the existing structure running north to south. Also, a slightly higher ridge line is found in the front portion of the structure running east to west. This front ridge line appears to be at the same height or just slightly lower than the height of the proposed addition. Mr. Lanning stated that, in view of these facts, it does not appear that the proposed addition will add more than one to two feet in height to the existing building, and because of the location of the addition in relation to the existing homes, it does not appear that the addition will affect the present views of these homes. Mr. Lanning advised that the proposal has been reviewed by the Staff Advisory Committee, and staff is recommending that the Planning Camrission adopt the draft resolution approving the variance, subject to the listed findings and conditions of approval, and forward the matter to the City Council. Upon being assured by the Planning Commission Secretary that public hearing for Variance Use No. 88 -131 had been duly published and property owners notified, Chairman Soto declared the hearing open. Hearing no comments for or against the proposed variance, Chaitman Soto declared the hearing closed. After a brief discussion, the following action was taken: RESOLUTION NO. 88 -1186 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 88 -131, APPLIED FOR BY RUSS AND SANDRA SANKOFF AT 629 CERRO VISTA CIRCLE. On motion by Commissioner Gerrish, seconded by Commissioner Olsen, and by the following roll call vote, to wit: AYES: Commissioners Flores, Moore, Olsen, Scott, Gerrish and Chairman Soto NOES: None ABSENT: Commissioner Boggess the foregoing Resolution was adopted this 21st day of June 1988. PUBLIC HEARING - REZONING CASE NO. 88- 204, ZONE CHANGE FROM RA -B3 TO RA -B2, RIDGEVIEW WAY. (ED CHADWELL,/SALLY WHITE/MARGIE ASKELAND) Current Planner Lanning reviewed the staff report, dated June 21, 1988 discussing density, traffic generation, sewer capacity, water useage and drainage. In summary, Mr. Lanning stated it appears that any increase in traffic and sewer capacity from the site would not have any particular impact, and water does not appear to be any vast increase over what is currently used. With regard to drainage, Mr. Lamming stated it is staff's feelings this could be sufficiently dealt with at the time of subdivision. Commissioner Gerrish commented on the preparation of the staff report, stating it is excellent and the best he has seen while serving on the Commission. Upon being assured by the Planning Commission Secretary that public hearing for Rezoning Case No. 88 -204 had been duly published and property owners notified, Chairman Soto declared the hearing open. Leonard Lenger, 1203 Carpenter Canyon Road, representing the applicants, spoke in favor of the zone change. He addressed the traffic generation, water useage, sewer capacity and drainage concerns listed in the staff report, and briefly described the proposal. He stated, in his opinion, the proposal meets the objectives of both the Planning Commission and the City Council. He stated the intent is to develop lots 1 through 4, which is a combination of Chadwell and White property, and at that point the total street system would be improved. He commented that Mrs. White has no desire to develop the remaining portion of her property, which would be lots 5 through 10, and that Mrs. Askeland has 455 456 Arroyo Grande planning °omission, 6 -21 -88 Page 2 indicated she is not seriously considering developing her land at this time; so, in surrmary, what they are asking for here is the development of the first four lots. Mrs. Sally White, one of the applicants, spoke in favor of the proposed zone change. Hearing no further comments for or against the proposed zone change, Chairman Soto declared the hearing closed. Chairman Soto commented that when the rezoning request was before the Commission about a year ago, one of the objections was the number of flag lots shown on the proposal Com issioner Gerrish stated he doesn't have a problem with the rezoning application that has been submitted. Commissioner Flores stated, in his opinion, the flag lots that were shown on the last proposal were a major concern. After a brief discussion, the following action was taken: RESOLUTION NO. 88 -1187 A RESOLUTION OF THE PLANNING OOMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF REZONING CASE NO. 88 -204, RIDGEVIEEV WAY. (CHADWELL, WHITE, ASKELAND). On motion by Commssioner Gerrish, seconded by Commissioner Scott, and by the following roll call vote, to wit: AYES: Commissioners Flores, Moore, Scott and Gerrish NOES: Commissioners Olsen and Chairman Soto ABSENT: Commissioner Boggess the foregoing Resolution was adopted this 21st day of June, 1988. PUBLIC HEARING GPA 88-3 AMENDMENT TO THE CIRCULATION ELEMENT, AND REZONING CASE NO. 88-207 TO AMEND P-D ORDINANCE 140 C.S. (CITY OF PISMO BEACH). Sandy Bierdzinski, Long Range Planner, reviewed the staff report, dated June 21, 1988. She advised that the City of Pismo Beach has made an application with the City of Arroyo Grande to realign West Branch Street in order that their preferred alternative for freeway ramps at Oak Park Boulevard can be implemented. This alternative would retain the northbound off -ramps at Oak Park in their present configuration. Attachment "A" included in the packets illustrates the proposed alignment for West Branch Street. The realignment would necessitate the filling in of an existing sedimentation basin located near the intersection of West Branch Street and Oak Park Boulevard. She stated that an amendment to the Circulation element of the General Plan is necessary to show the new alignment and also to amend the exhibit depicting major work involving CalTrans. Ordinance 140 C. S. (Oak Park Acres Planned Development) is proposed to be amended to include the roadway within an area designated as open space. The State Department of Fish and Game has approved a permit for the filling in of the existing basin as long as certain mitigation measures are followed. Ms. Bierdzinski stated that, as part of the environmental analysis of the proposal, the firm of Garing, Taylor & Associates, Inc. was hired by the City to prepare a feasibility study (Attachment C). The report addresses traffic safety, drainage, desilting basins, utilities and earthwork. She pointed out that the filling of the existing sedimentation basin requires the construction of a new desilting facility in order to protect the wetland habitat of Meadow Creek. Two new sedimentation basins are proposed. The primary basin would be located along James Way next to the Foursquare Church. A smaller secondary basin would be located between the K -Mart shopping center and the Oak Park Leisure Gardens condominiums. The new basins would be created in areas designated as open space. Certain existing sewerage would also require relocation. In addition, the Dept. of Fish & Game has included as a condition of their permit, a Meadow Creek Riparian Mitigation Plan (Attachment F). The plan states that the basin near James Way "will be filled with runoff water and possibly supplemented with water pumped up from the existing groundwater if necessary ". She noted that the Planning Department has received several letters of concern regarding the relocation of the existing drainage basin. The residents of the Oak Park Leisure Gardens complex are particularly concerned with the basin proposed behind their homes becoming a habitat for mosquitos and that unpleasant odors may be associated with it. The Goring, Taylor report addressed this issue and indicated that those concerns are realistic if the structures are not constructed properly and maintained. The report further states that "...the resulting basins should only function as a desilting structure, not as a lake ". However, the Mitigation Plan discusses providing aquatic plant species along the pond's perimeter and releasing native fishes in the pond. Arroyo Grande Planning Qim ission, 6 -21 -88 Page 3 Ms. Bierdzinski stated that the feasibility report prepared by Garing and Taylor, and reviewed by the Public Works Director (Attachment D), indicated that the proposed alignment does not comply with accepted standards for urban streets. To make the alignment work safely, traffic must be slowed before entering the two reverse curves to speeds no greater than 25 mph and 20 mph. The Public Works Director does not feel it is possible "to create, through the use of standard pavement markings and other traffic control devices, the slowed traffic flow which will be necessary to safely accomodate everyday traffic patterns and normal weather conditions ". Redesign of the proposed alignment would be necessary to meet minimum geometries used to design the remainder of West Branch Street and would involve obtaining property where the existing Carl's Jr. Restaurant, K -Mart parking lot and sewer lift station are located. She stated that the project was reviewed in compliance with the California Environmental Quality Act (CEQA), and an initial study was prepared. It appears that there may be significant environmental impacts associated with the approval of this project which can not be mitigated to a level of insignificance. Therefore, the Planning Department has not drafted a Negative Declaration for this project. Section 15270 of the State CEQA Guidelines allows the City to disapprove a project without first preparing a Negative Declaration or an EIR. In conclusion, Ms. Bierdzinski pointed out that staff is recommending that the Planning Commission recommend to the City Council Disapproval of the General Plan Amendment and Zone Change based on the findings listed in the staff report. Upon being assured by the Planning Commission Secretary that public hearing for GPA 88 -3 and Rezoning Case No. 88 -207 had been duly published, Chairman Soto declared the hearing open. George Curtis, resident of Oak Park Leisure Gardens, stated the residents at Oak Park Leisure Gardens have objections to placing the retention ponds at the points noted because a portion of the development was built in what was a depressed area and there is considerable fill in some places. He noted that in very wet weather on Clevenger Drive, the gratings in the street feed from underneath and, after a rain, water is flowing underneath for several days, and if more water goes into it, who knows what is going to happen to it. Also, if you close that retention pond where it presently stands and put the road across there, culverts will have to be put in to conduct the waterway. All of the area upstream is marshy and grown up with weeds, etc. and all of that brush exists up there. If we get a heavy rain it will wash down and those culverts will get plugged or start to slow down. The residents of Oak Park Leisure Gardens believe that this proposal will endanger our properties. As far as odor and bugs, it will lower our quality of life. He commented that there are other ways to get into the shopping center. He requested that the pond remain where it is so that the water level at Leisure Gardens will not be raised. Gary Davies, 1017 Acorn Drive, spoke regarding buildup of silt, noting that the main storm sewer that drains James Way sometimes gets completely buried and the culverts submerged. He pointed out that there is a lot of silt building up and even under current conditions, it is not taken care of very well there is a requirement for regular maintenance of this area so that the area is able to drain properly. James Johnson, Leisure Gardens, stated he concurs with Mr. Curtis and, as it is now, they have quite a problem getting that culvert cleaned out. Dave Watson, Director of Public Services, Pismo Beach, reviewed some of the background leading to the proposed realignment. He reviewed that a meeting was held in August of 1987 to review the realignment and, at that time, Caltrans concluded that permits for the realignment of West Branch Street through the drainage basin could not proceed because permits couldn't be secured from Fish and Game or the Corps of Engineers. It was also noted that Federal money could not be used to realign West Branch Street because it was a local street project. Mr. Watson stated that these facts led to the meeting of March 4,1988 where it was agreed that Pismo Beach would pursue the realignment. He pointed out that the application is a result of the direction agreed to by representatives of each of the three cities and CALTRANS at a meeting held on that date. With regard to the ponding basin, he stated it is their intention to hire a consultant who specializes in this type of design work. What they would like to do Is to develop two drainage basins to replace what is there now, and it is there feeling that they can address the area of desiltation and improve the area for the habitat. Mr. Watson spoke regarding the issues of standing water in the replacement siltation ponds and traffic safety relating to the reverse curve design. He stated that the City of Pismo Beach will be funding the maintenance of the ponding basins, and are willing to submit to a maintenance plan that will be approved by the City of Arroyo Grande and the Department of Fish and Game, that would benefit the habitat value intended for the basins, as well as insure that proper disilting capabilities are maintained, and also guard against mosquito and other pest infestation. With regard to the high ground water concerns raised by residents of Oak Park Leisure Gardens, Mr. Watson stated that the City of Pismo Beach would consider this problem when designing the basins. Commissioner Moore stated there is another dam up by James Way above Leisure Gardens that is catching water and silt, and maybe that dam is activating the problem down in Leisure Gardens. 457 458 Arroyo Grande Planning CamissIan, 6 -21 -88 Page 4 Corrmissioner Boggess stated he has some concerns with lining up West Branch Street with a private street. He also stated his feeling that the sharp curve is very dangerous. Planning Director Liberto - Blanck stated that Mr. Watson has submitted another realignment plan and, from staff's standpoint, this resubmittal needs to be discussed with the Public Works Director. She pointed out that in discussing the existing realignment proposal of West Branch Streed as a dangerous situation, it is the Public Works Director's opinion that the new proposal is even more hazardous. She further pointed out that the City's existing General Plan does show that the northbound off -ramps be closed. In answer to Carmissioner Gerrish's suggestion that City staff work with Pismo Beach's staff on the various concerns expressed by the City of Arroyo Grande staff, Ms. Liberto- Blanck stated staff would certainly be wiling to work with Pismo Beach on the new submittal. She stated staff needs time to study this new submittal in an effort to determine whether or not the new realignment poses any hazards on West Branch Street. Commissioner Flores stated that when the cities first discussed the agreement having to do with the Oak Park overpass and the Oak Park Improvement Committee was formed, it was his understanding that there was going to be an independent consultant study made and findings presented to the City. T. Keith Gurnee, RRM Deisgn Group, stated his firm has been working with a group of major landowners in the area to see if there is a way that the landowners might sponsor an effort to provide a solution that could be agreed upon by all three cities. He stated the first progress report will be clone by Friday for presentation to the Arroyo Grande City Council at its meeting of June 28th. He stated that it is their intention to have a draft report prepared and distributed to all corrmunities on August 7th. After considerable discussion, it was agreed to continue the item to the next regular meeting of July 5th, on motion by Commissioner Gerrish, seconded by Carmissioner Olsen, and unanimously carried. REQUEST FOR REDUCTION IN AMOUNT OF REQUIRED PARKING, BROOKSIDE MARKETPLACE. (SCOLARIJIAOMIS). Planning Director Liberto- Blanck advised that the applicants have withdrawn their request for reduced parking. She pointed out that the City Council reviewed and amended the parking ordinance, and the applicants can now meet the parking requirements under the provisions of the newly amended ordinance. It is staffs recommendation that the Commission accept the withdrawal and no further action will be necessary. REQUEST FOR TIME EXTENSION: LOT SPLIT CASE NO. 86-429, LOT LINE ADJUSTMENT, 345 SUNRISE DRIVE, AND LOT SPLIT CASE NO. 86-430, 345 SUNRISE DRIVE. (EDA, AGENT FOR SUNRISE TERRACE HOMES, INC.). Current Planner Lansing advised that Sunrise Terrace Homes, Ltd. has filed a request for a time extension on Lot Split Cases 86 -429 and 86 -430. He advised that the lot split cases were originally approved by the Planning Canmission on June 17,1986. He reviewed that the 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. He noted that both of the approved lot split cases are consistent with the City's General Plan and conform to the City's zoning requirements. In summary, Mr. Lansing advised that staff is not aware of any changes which would effect the findings and conditions of approval of the approved map, and recommends that the Commission grant an additional one year extension for each lot split, subject to the previously approved conditions. After a brief discussion, a one year time extension was granted for Lot Split Cases 86 -429 and 86 -430, subject to the previously approved conditions, on motion by Commissioner Gerrish, seconded by Commissioner Boggess, and unanimously carried. PLANNING DIRECTORS REPORT/DIBCOSSION Interpretation of the Sign Ordnance - Purpose of Planned Sign Program. Current Planner Lanning referred to the section of the Sign Ordinance requiring that all non- conforming signs be brought into conformance with the current Sign Ordinance or abated whenever there is a request for a permit to change the sign. He noted that staff has encountered some situations where applicants are requesting sign permits which appear to be an improvement over the existing signage, however, the applicants are not willing to abate an existing non - conforming sign on their property. Generally the signs are non - conforming due to a height greater than that currently allowed by the Sign Ordinance. Mr. Lanning stated staff is asking for an interpretation from the Planning Carrnission as to whether Section 9- 4.2407 III A 4 c. allows staff and the Planning Con the flexibility to review these types of requests under the Planned Sign Program provisions of the Sign Ordinance. 1 Arroyo Grande Planning C mmission, 6 -21 -88 Page 5 Commissioner Gerrish stated his feelings that if an applicant is proposing to improve an existing sign, he would be in favor of it. After a brief discussion, the Commission agreed that these types of requests should be reviewed under the Planned Sign Program provisions of the Sign Ordinance. Gospel Lighthouse Church As an informational item, Planning Director Liberto- Blanck advised that Reverend Booker has indicated he wants to paint the church with Aspen White, and staff feels this would be are improvement over what is there now. The Planning Commission approved of the color change to Aspen White. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 9:45 P.M. 459