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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, 353 354 Arroyo Grande Planning Qjonisoion, 6 -16 -87 Page 2 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 355 356 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. Page 4 1 1