PC Minutes 1987-06-16Arroyo Grande Planning Cowan
June 16, 1987
The Arroyo Grande Planning Commission met in regular session with Chairman Carr
presiding. Present are Conmissioners Moore, . Olsen, Soto, Boggess and Flores. Commissioner
Gerrish is absent. Planning Director Rogoway is also in attendance.
PUBLIC HEARING (CONTINUATION) - REZONING CASE NO. 87 -197, PROPOSED ZONE
CHANGE FROM "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT TO "RA -B2 -D"
RESIDENTIAL AGRICULTURAL DISTRICT (20,000 SQ. FT. MINIMUM BUILDING SITE)
WITH A DESIGN OVERRIDE, HIIJCREST DRIVE AREA. (ARROYO GRANDE PLANNING
COMMISSION).
Planning Director Rogoway stated that since the Canmission's last hearing, staff
prepared and distributed a questionnaire to the residents of the Hillcrest Drive/Newport Avenue
neighborhood. Chairman Carr inquired if the results of the survey caused the staff to
reconsider any parts of the recommendation about the "R -1 -D" District. Mr. Rogoway stated
that the neighborhood committee thought they would draw back from the "RA -B2 -D" District
and looked at "R -1 -D ", primarily to prevent lot splitting over most of the lots; to prevent
building structures too high, and to protect the 50 ft. setbacks. Also, they wanted to include a
statement giving the flexibility to allow structures to be rebuilt in the case of fire.
Mr. Rogoway advised that the action to be considered by the Planning Commission
tonight is to either continue with the rezoning to "RA -B2 -D" District, or to go back and
readvertise a zone change to the "R -1 -D" District and start over again. ,
Chairman Carr reopened the public hearing.
Don Dennison, 1353 Hillcrest Drive; Mr. Axtell, 1401 Hillcrest; R. Duffin, 1391
Newport Avenue; Joe Zdana, 1351 Hillcrest Drive; Mary Evelhock, 1450 Hillcrest Drive; and
Robert Mitchell, 1360 Hillcrest Drive, stated they would be in favor of the "R -1 -D" zoning.
Coleen Phelan, Hillcrest Drive, stated she is opposed to the "RA -B2 -D" zoning, but would not
be opposed to "R -1 -D" zoning.
Leonard Lenger, 1203 Carpenter Canyon Road, representing Kim Hughes, stated they
opposed the "RA -B2 -D" zoning, and with the proposed "R -1 -D" zoning zone within the existing
boundary, 17 out of 32 properties would still be non - conforming.
Chairman Carr referred to written correspondence from Kim Hughes protesting the
proposed zone change.
closed.
Hearing no further comments from the audience, Chairman Carr declared the hearing
After discussion, on motion by Commissioner Flores, seconded by Commissioner Boggess,
and unanimously carried, action was taken to rescind the proposed rezoning from "R -1" to
"RA- B2 -D ", Rezoning Case No. 87 -197. After further discussion, on motion by Commissioner
Olsen, seconded by Commissioner Soto, and unanimously carried, staff was instructed to advertise
the Hillcrest Drive/Newport Avenue Neighborhood area for a proposed zone change to "R -1 -D"
with the Override to include the conditions as described in the staff report, dated June 11,
1987.
PUBLIC HEARING - TENTATIVE TRACT MAP NO. 555 - UNIT 5, OAKCREST ESTATES, 33
RESIDENTIAL LOTS, HUASNA ROAD.
Planning Director Rogoway advised that the - proposal is to subdivide the property
called Oakcrest Estates, which is the last of several units of Tract 555. He noted that the
development consists of 33 units, with lots ranging in size from 6,600 sq. ft. to 21,076 sq. ft.,
fronting on streets intersecting with Huasna_ Road. Improvements proposed to the subdivision
are in accordance with the City's standard specifications.
Mr. Rogoway advised that the Staff Advisory Conrnittee met to consider conditions
which might be required in addition to those set forth in the City ordinance and specifications.
He further advised that the primary concern was about drainage, and particularly drainage
generated from the Pearwood basin downstream through this property. Staff proposes that the
drainage canning from the Pearwood retention basin be analyzed by the applicant's engineer for
alternatives which would abandon the 15 inch concrete storm drain which lies between houses in
the Rosewood and Pearwood basin. The applicant's engineer should review the area topography
with the Director of Public Works while maldng a determination as to the logical alternative
courses of drainage from the Pearwood basin. Final determination of the necessary easements
and improvements will be as approved by the Director of Public Works and placed on the final
map.
Mr. Rogoway stated that once the alternatives are formed by the applicant's engineer,
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they should be presented to the Director of Public Works for review, and the final
determination of the necessary improvements and easements would be approved by the Director
of Public Works and placed on the tentative map. Also, the Fire Chief asked that fire hydrants
be installed in accordance .with his approvaL All fire flows should be no less than 750 gallons
per minute, with a 20 pound residual, and all water lines in the tract should be no less than 8"
lines.
Upon being assured by the Planning Commission Secretary that public hearing for
Tentative Tract Map 555, Unit 5, had been duly published and property owners notified,
Chairman Carr declared the hearing open.
Juror Garing, of Gaming, Taylor & Associates, representing the applicant, stated that the
layout before the Commission tonight is here because there was a previously approved tentative
map, which has expired. He noted that some of the lot lines have been readjusted slightly to
make the lots more efficient. Mr. Garing addressed some of the drainage problems. He
commented with regard to the new subdivision across the street that didn't exist at the time
Tract 555 was originally approved.
Jim McGillis, San Luis Engineering, spoke on behalf of the Ikeda's Subdivision across
the road, stating that they picked up the 48" pipe that went under Huasna Road and expanded
it to 60 "; they are now asking for reimbursement for over - sizing the pipe where they took it
down to the creek.
Bill Schuh, 117 Rosewood, stated the Commission should seriously look at the drainage
and the traffic flow.
Hearing no further comments for or against the proposed Tentative Tract Map,
Chairman Carr declared the hearing closed with the understanding that it may be reopened if it
is determined to be beneficial to have further testimony.
In answer to the Commission's questions, Mr. Garing advised that a focused EIR and a
detailed drainage study has been done and, it is their opinion that they have the solution to the
drainage problems.
Chairman Carr stated he doesn't feel there is clear understanding of what the
Commission is expected to do, and he would prefer to continue the action on this item and
direct staff to come back with a more clearly worded condition of approval as to what the study
is going to entail, and perhaps have the final results of that study brought back to the
Commission. He suggested continuing the matter and requesting staff to bring back the
additional information, including the focused Environmental Impact Report and at least a
tentative solution to the drainage issue.
After further discussion, on motion by Commissioner Soto, seconded by Commissioner
Olsen, and unanimously carried, the matter was continued for two weeks to gather further
information. Staff was directed to bring back information requested by the Camnission, specific
conditions related to the original approval of the tract map, including drainage. Chairman Carr
requested that the Staff Advisory Cammittee consider the reimbursement issue and address the
speed zone on Huasna Road to see if it would be appropriate to reduce the speed limit in that
area.
PUBLIC HEARING - TENTATIVE TRACT MAP NO. 1533 - 6 UNIT PLANNED
DEVELOPMENT, 221 SPRUCE STREET. (ROBERT NEWDOLL).
Planning Director Rogoway advised the proposal is to construct a six unit paratment
house at 221 Spruce Street under the planned unit development concept, which could ultimately
allow the division of these units into condominiums. The property is zoned "R -3; it is flat and
drains to the rear of the property, which will be filled for proper drainage purposes. He
commented that the project proposes to construct three separate duplex style buildings, each of
which contains off - street parking, garages, and two additional spaces are provided on the lot
for guest parking. He referred to the staff report, dated June 12, 1987, that the Staff
Advisory Committee recommended to apply to development of this property. Mr. Rogoway
stated if the conditions are acceptable, the Staff Advisory Committee recommends approval of
the project and acceptance of the Architectural Review.
Upon being assured by the Planning Commission Secretary that public hearing for
Tentative Tract Map No. 1533 had been duly published and property owners notified, Chairman
Carr declared the hearing open.
Jim McGillis, Surveyor with San Luis Engineers, stated he has reviewed the list of
conditions, and the requirement that causes some confusion is the requirement for a 35 ft. radius
turn - around. They are also a little confused about the requirement for the two fire hydrants,
Arroyo Grande Planning Commission, 6 -16-87 Page 3
noting that the lot is only 75 ft. wide. Chairman Carr commented with regard to Mr. McGillis'
concerns that if the project is approved tonight, those conditions could be revised to be subject
to the requirements of the Fire Department.
Paula Rankin, 210 Spruce Street, stated she is concerned about additional parking on
the street. Mr. Rogoway advised that there are two garage spaces for each unit and two on-
site guest parking spaces.
Bob Newdoll, applicant, spoke in favor of the Tentative Tract Map.
Hearing no further comments for or against the tentative tract map, Chairman Carr
declared the hearing closed.
It was suggested that Condition No. 1 under the heading of "Design ", pertaining to the
3 5 _ ft. turning radius be resolved by the staff and the applicant ".
After a brief discussion, the following action was taken:
RESOLUTION NO. 87 -1124
A RESOLUTION OF THE PLANNING COMMLSSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT
MAP NO. 1533, FOR A 6 UNIT PLANNED DEVELOPMENT
AT 221 SPRUCE STREET, APPLIED FOR BY ROBERT
NEWDOLL.
On motion by Commissioner Soto, seconded by Commissioner Flores, and by the following
roll call vote, to wit:
AYES: Commissioners Moore, Olsen, Soto, Boggess, Flores and Chairman Carr
NOES: None
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 16th day of June 1987.
Architectural Review Cie No. 87 - 389. Mr. Rogoway reviewed that the building colors
include off -white stucco, blue trim and asphalt roofing. On motion by Commissioner Soto,
seconded by Commissioner Flores, and unanimously carried, Architectural Review Case No. 87-
389 was approved.
PUBLIC HEARING - REZONING CASE NO. 87 -196, 250 RIDGEVIEW WAY, PROPOSED
ZONE CHANGE FROM "RA -B3" RESIDENTIAL AGRICULTURAL DISTRICT (40,000 SQ. FT.
MINIMUM BLDG. S rE) TO "RA -B2" RESIDENTIAL AGRICULTURAL DISTRICT (20,000 SQ.
FT. MINIMUM BLDG. SITE). (SALLY WHITE).
Planning Director Rogoway advised that the applicant for the zone change did not
submit a full legal description of the property involved in his application and, therefore, the
matter will have to be readvertised for the next meeting of July 7, 1987.
PUBLIC HEARING - REZONING CASE NO. 87 -198, RANCHO GRANDE AMENDMENT TO
PLANNED DEVELOPMENT ORDINANCE 186 C. S (OTIBE, INC.)
Planning Director Rogoway advised that the request to amend the development
ordinance for Rancho Grande has been requested for continuance by the developers. On motion
by Commissioner Soto, seconded by Commissioner Moore, and unanimously carried, Rezoning Case
No. 87 -198 was continued to the Planning Commission meeting of July 21, 1987.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -423, WAREHOUSE/COMMERCIAL BUILDING
TO ACCOMMODATE HOME DECORATING AND FURNISHING BUSINESSES, 1450 W.
BRANCH STREET, OAK PARK ACRES. (BONITA AMERICAN CORPORATION).
Planning Director Rogoway advised that Bonita American Corporation has proposed a large
Commercial Building on West Branch Street near Camino Mercado for establishment of a home
servicing center. It is intended to have three businesses occupy the premises; a furniture store,
a carpeting store, and a third store of unknown use. The building contains different levels on a
sloping lot and parking is located on both north and south sides. He stated that parking
requirements were based upon warehouse /display and, therefore, fewer spaces than would
normally be required for retail stores were proposed.
Mr. Rogoway stated that at the last meeting there was sane discussion regarding the
parking requirements based upon warehouse standards. He noted that if the entire building
were calculated on the basis of retail floor space, there would need to be 150 parking spaces.
Staff discussed the parking concerns with Bonita American and the possibility of getting more
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Arro Grande Planning CooIIa an, 6 -16 -87
cars on the lot, and they looked at what had been proposed. There is a little bit more space
where you can get a couple of more cars in, and the main thing they indicated was the
possibility of shutting off the delivery area during sale days when there will not be any
deliveries made, and using that area to accommodate 8 or 9 more cars; resulting in the
possibility of 58 or 59 spaces total that they can get on this property without disturbing the
landscaping or taking down any retaining walls.
Upon being assured by the Planning Conn fission Secretary that public hearing for Use
Permit Case No. 87 -423 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Jack Ghormley, Bonita American, spoke in favor of the Use Permit being granted. With
regard to the setbacks, he stated that there are not now any designated setbacks existing.
Chairman Carr commented that the alternative to a project such as this would be to design a
smaller project that would be set back and would not require so much parking. Commissioners
Olsen and Flores stated their concerns about the setback. Commissioner Olsen stated, in her
opinion, it would behoove the City Engineer to determine what the current setback lines are.
Hearing no further comments for or against the proposed Use Permit, Chairman Carr
declared the hearing closed.
There was a brief discussion regarding the recommended conditions, and it was determined
that the conditions were acceptable with the addition of a 6th condition to read: "Property
frontage to be red curbed on West Branch Street".
After further discussion, the following action was taken:
RESOLUTION NO. 87 -1125
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF
USE PERMIT CASE NO. 87 -423, APPLIED FOR BY
BONITA AMERICAN CORPORATION.
On motion by Commissioner Flores, seconded by Conmissioner Soto, and by the following
roll call vote, to wit:
AYES: Commissioners Moore, Olsen, Soto and Flores
NOES: Conmissioner Boggess
ABSTAIN: Chairman Carr
ABSENT: Carrrmssioner Gerrish
the foregoing Resolution was adopted this 16th day of June 1987.
Architectural Review Case No. 87 -388. On motion by Commissioner Flores, seconded by
commissioner Soto, and carried with one abstention, Architectural Review Case No. 87 -388 was
recommended for approval.
COMMUNICATION
Commissioner Soto gave a brief report on discussions and concerns of the Long Range
Planning Ad Hoc Committee at their last meeting.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjorned by the
Chairman at 11:15 P.M.
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