PC Minutes 1987-06-02346 ARROYO GRANDE PLANNING COMMISSION
June 2, 1987
The Arroyo Grande Planning Commission met in regular session with Vice Chairman Gerrish
presiding. Present are Commissioners Boggess, Olsen, Soto, Flores and Moore. Chairman Carr is
absent. Planning Director Rogoway is also in attendance.
MINUTE APPROVAL
On motion by Commissioner Boggess, seconded by Cam nissioner Soto, and unanimously carried, the
minutes of the regular meeting of May 5, 1987 were approved as prepared.
REQUEST FOR DETERMINATION - DANCE 51'Ul)IO AT 116 W. BRANCH ST., FORMERLY
ARROYO GRANDE HARDWARE, IN THE CBD DISTRICT
Planning Director Rogoway stated that there were no staff comments on the issue. Other uses
for this property were considered by the owners of the building, but, apparently, they did not work out.
A dance studio is not specifically named in the Ordinance under the Central Business District but it
seems as though there are similar kinds of uses named in the district that might be compared with a dance
studio as a like use. Staff has no objection to the use.
After a brief discussion, it was the consensus of the Commission that a dance studio would be
considered a permitted use in the Central Business District, with no Use Permit required.
ARCHITECTURAL REVIEW CASE NO. 87 -386, SINGLE - FAMILY RESIDENCE AT 192 VISTA
CIRCLE, OAK PARK ESTATES (MR. AND MRS. DON SHAW).
Mr. Rogoway presented the request for architectural review of the residence located on a hillside
adjacent to an open space area. He stated that the Staff Advisory Committee reviewed the
application and recommends approval subject to the conditions listed in the staff report dated May 27,
1987. Mr. Rogoway noted that the house is substantial in size and is intended to be constructed with
brick veneer, dark brown wood trim and stucco, and tile roofing. The Fire Chief had sane concerns
about access onto the property, but apparently he has worked that out with the architectural engineer.
There was some questions about the steepness of the slope of the driveway, and the ability of emergency
vehicles to gain access to the property. The slope is 20 %, but the Fire Chief indicates that the design
of the driveway is acceptable to him. The problem is terracing of the rock to get the house on the lot.
At the base of the hill is open space and drainage areas. It is felt that the owner should prepare the
property so that water will drain from the property into the open space areas. After discussing the
problems associated with run -off from the property, it was requested that a capacity analysis be
provided for review by the Public Works Director. A landscape plan of the property and samples of
construction materials were presented for Commission review.
There was some discussion regarding the use of energy dissipaters off the ends of the drainage
ways. There was no drainage plan, per se, at the present time. The idea of the dissipaters was to be
presented to the Public Works Director for consideration.
It was stated that the applicant, Mr. Shaw, who was absent from the meeting, had no objections to
the conditions made by the Staff regarding the driveway and drainage areas.
On motion by Commissioner Soto, seconded by Commissioner Flores, and unanimously carried,
Architectural Review Case No. 87 -386 was approved.
REFERRAL FROM THE CITY COUNCIL - TENTATIVE TRACT MAP NO. 1513, DEVELOPMENT OF
13 LOTS (12 SINGLE FAMILY RESIDENTIAL LOTS AND 1 LOT FOR A FUTURE CHURCH SITE),
SO. TRAFFIC WAY EXTENSION. (ST. BARNABAS EPISCOPAL CHURCH).
Mr. Rogoway reviewed the Staff report recommendations and conditions, stating that Staff
recommends approval subject to the conditions. Mr. Rogoway reviewed the previous actions taken on
this project, including the Commission's previous attempt at resolving conflicts between the Staff's
recommendations and the applicant's counterproposal to those recommendations. He reviewed that
the Commission wanted to hold over the matter until a decision could be reached regarding resolution of
the conflicts. The applicant, due to time limitations, requested that the Planning Commission take
action, which it did in recommending denial to the City Council. The Ordinance requires that, since
optional design standards are the issue being dealt with in this situation, a subdivision of this type has to
be submitted to City Council for their approval. City Council initially recommended that the issue be
resubmitted to the Planning Cammission for further discussion and for recommendations as to the
conditions recomnended by Staff and opposed by the applicant.
Vice Chairman Gerrish referred to the staff report and accompanying materials regarding the
application. Dan Lloyd, representing the applicant, stated that the conditions recommended are
acceptable with two very minor points. The only issue they are concerned about on the roadway is that
the Commission waive the requirement for curb, gutter and sidewalk on the south side of the road, and
the 8 ft. parking lane, and allow the developer to put in the A.C. curb and gutter on that side; the right
of way will be there for future need should it arise. He stated they feel that the curb, gutter and
sidewalk on the north side along with the 8 ft. parking lane and two 12 ft. travel lanes will adequately
serve the traffic generated by these 12 lots and the church. Mr. Lloyd also requested that Condition
No. 2 under "Design" be reworded as follows: "An open space easement over the vacant portions of
the property shall be dedicated to the City for the use of Lot 1 and Lot 1 is to maintain the open space,
including the retention basin."
Arroyo Grande Planning Camnission, 6 -2 -87 * Page 2
Chairman Gerrish recommended that an additional item be added under "Design" that states "The
open space shall be no less than 50 percent of Lot 1." Also under "Drainage" Vice - Chairman Gerrish
recommended an additional sentence be added to Condition No. 1 stating that "All improvement water
shall be retained an
Other amendments to the conditions were as follows:
"Design" - Condition No. 1. A deed restriction shall be recorded against Lot #1 indicating the
zoning under which Tract No. 1513 was divided. Wording shall be approved by the Director of
Planning which indicates that the lot may not be re- subdivided without rezoning of the property.
"Fire" - Condition No. 1. Fire flows in the water lines, particularly on Lot 1, shall be approved
by the Fire Chief, with minimum standards at 1200 gallons per minute with a 20 pound residual,
Marie Cattoir, 195 Orchid Lane, stated she felt very strongly that the street in its entirety should
be within this project. She stated that development, if it should come on the south side of this project
has been oriented towards Orchid Lane. If this condition remains for the future 10 ft. utility strip,
that will mean that property south of this line will have to develop from both north and south if it should
develop and, in her opinion, that is subsidizing this project because if it should happen, in her case, it
would take 5% of her property. She stated the proposal will change the character of the
neighborhood; they will be getting not only a church, but also a subdivision.
Marjorie Dana, 111 Orchid Lane, stated their property is right at the south of the end part of
where the development will be. She stated that her driveway goes right to the property line and if they
have to take it, they are going to take her entire driveway; they put the driveway where it is because of
the telephone poles. She stated she is also concerned about the drainage and the proposed roadway.
Commissioner Moore commented that the 8 lots on the cul de sac are supposed to drain down the
driveway. He stated that there will be some water there. Mr. Lloyd explained that their intention is
to have two catch basins that will pick up the water and transmit it underground to the other side of the
roadway, which should alleviate even the existing drainage problems that they are having out there.
Planning Director Rogoway pointed out that this project requires an environmental
determination, and it is the recommendation of staff that a negative declaration be approved.
After further discussion, the following action was taken:
RESOLUTION NO. 87 -1119
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF TENTATIVE TRACT MAP NO. 1513
UNDER OPTIONAL DESIGN STANDARDS, APPLIED FOR BY
ST. BARNABAS EPISCOPAL CHURCH, SO. TRAFFIC WAY
EXTRNSION.
On motion by Commissioner Olsen, seconded by Commissioner Soto, and by the following roll call
vote, to wit:
AYES: Commissioners Moore, Boggess, Olsen, Soto, Flores and Vice Chairman Gerrish
NOES: None
ABSENT: Chairman Carr
the foregoing resolution was adopted this 2nd day of June 1987.
PUBLIC HEARING - 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. MIN. BLDG. SITE) WITH A DESIGN OVERRIDE, HILLCRESF DRIVE
AREA. (ARROYO GRANDE PLANNING COMMISSION).
Vice Chairman Gerrish announced that this item was continued from the last meeting to the next
regular meeting of June 16, 1987.
PUBLIC HEARING (CONTINUATION) - REZONING CASE NO. 87-198, PROPOSED ORDINANCE
AMENDMENT AND SPECIFIC DEVELOPMENT PLAN, SOUTHWEST CORNER OF OAK PARK
BOULEVARD AND JAMES WAY (LOT 5, OAK PARK ACRES). (ROBERT D. MANNING).
Mr. Rogoway stated that the property is located on the comer of James Way and Oak Park
Boulevard. It is indicated in the Planned Development Ordinance that this property is specifically
designated for a list of uses that were primarily oriented to office and professional uses, and additional
uses catering to office and professional services. The proposal is to amend that list of uses which is
designated for this lot. The list that has been submitted by Dr. Manning is more tailored to the idea
that it would interject into this office area a mixture of retail commercial stores, including convenience
service stores, gift shops and similar kinds of uses.
Mr. Rogoway stated it is staff's feeling that if the City had planned for a neighborhood
shopping use in this area, and we have lost the concept of neighborhood stores in this area, then it might
be a good idea to have an office and retail shopping complex at this corner. He further stated that
staff has no objections to the list of uses that Dr. Manning has submitted. He briefly reviewed the
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Arroyo Grande Planning Co ion, 6 -2 -87 - Page 3
development plan submitted by Dr. Manning showing the types of uses that would be included in the
proposed project.
Upon being assured by the Planning Director that public hearing for Rezoning Case No. 87-
198 had been duly published and property owners notified, Vice Chairman Gerrish declared the hearing
open.
Dr. Robert Manning, 106 Equestrian Way, one of the applicants, spoke in favor of the
proposed Zone Change. He submitted an elevation, of the proposed development and briefly described
the project. He stated it is .their feeling that this use would be very complimentary to the
neighborhood.
Marilyn Cafarcia, 241 James Way, stated her concerns are the traffic that the listed uses
would generate on James Way, Tally Ho Road and Oak Park Boulevard.
Hearing no further comments for or against the proposed rezoning, Vice Chairman Gerrish
declared the, hearing closed.
Mr. Gerrish stated he feels the applicant is correct in that the neighborhood commercial
center has been taken away which was across the street, and he doesn't have any problem with the uses
proposed by Dr. Manning. He noted that the original intention in the ordinance was that the subject
corner be an office and professional complex, but it was also the intention of the ordinance that the
other corner be a neighborhood commercial center, and that has been changed to a church use.
Commissioners Olsen and Flores stated their concerns about the traffic that would be
generated by the suggested uses. Commissioner Soto stated there is no neighborhood commercial uses
in the area to take care of all of the housing on either side of Oak Park Boulevard.
Dr. Manning stated they realize that the Oak Park corridor has traffic problems, and also the
two cities realize it by signalizing that intersection. However, they do not expect all of the uses listed
to go in there because the land is not that large. He stated he researched the different types of
zoning and took a blend of what is missing and could serve those neighborhoods. He commented that no
matter what is put in there, it is going to cause some traffic whether it is all offices or whatever, but the
way they have tried to have the traffic flow, attempts to lessen the traffic out of the Oak Park
interchange and bring those people into the project prior to coming up to the interchange of Oak Park
and James Way.
Commissioner Boggess stated his-objection is to the 7 -11 stores and gas station uses in that
area because they will generate traffic. Vice Chairman Gerrish stated, in his opinion, the basic
problem is the traffic that is currently there and will be generated from this project, however, he feels it
is inappropriate to let this particular applicant suffer from the problem that has been created out there.
The choice here is to choose uses that we deem appropriate or deny the request.
Vice Chairman Gerrish reviewed the uses listed for Lots 5 and 6 in Oak Park Acres, Ordinance
140 C.S. Ca nniissioner Soto stated he would have no objection to the uses for Lot 5 being a
combination of Lots 5 and 6, and then have the specific uses that Dr. Manning proposes reviewed by the
City one at a time. Qxrmissioner Flores stated the Commission might be overly optimistic in thinking
there is going to be so much retail traffic generated by a lot of these suggested retail stores.
After further discussion, the following action was taken:
RESOLUTION NO. 87 -1120
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE R]XX M 1ENDING APPROVAL OF AN AMENDMENT
TO ORDINANCE 140 0. S., LOT 5 OF OAK PARK ACRES.
On motion by Cormmissioner Soto, seconded by Commissioner Flores, and by the following roll
call vote, to wit:
AYES: Cannissioners Moore, Soto, Flores and Vice Chairman Gerrish
NOES: Commissioners Boggess and Olsen --
ABSENT: Chairman Carr .
the foregoing resolution was adopted this 3rd day of June 1987.
PUBLIC HEARING (CONTINUATION) - LOT SPLIT CASE NO. 87-444, CREATING 2 LOTS, 1320
HILLCREST DRIVE IN THE "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT. (KIM AND
CYNTHIA HUGHES).
Planning Director Rogoway advised that the subject lot split presented by Kim Hughes has
been pending before the Planning Commission for several weeks, and at the Commission's last meeting
the matter was continued until June 16th pending action on the Hillcrest rezoning matter to give the
C mnission better insight about whether the proposed lot split is compatible with the potential of the
neighborhood. He noted, however, that State law and City Ordinances require the Planning
Can fission take action within 30 days of the recommendation made by the Staff Advisory Committee
and, if the Planning Commission does not act upon the lot split within the prescribed time period, the lot
split is automatically approved without conditions. In order to avoid this possibility, staff is bringing
Arroyo Grande Planning Qoamnssian, 6 -2 -87 Page 4
the lot split issue back to the Commnission with a recommendation to request that Mr. Hughes ask for a
continuance on the lot split and, if he does not choose to request a continuance, then staff is
recommending denial.
Kim Hughes, 160 Nogal Drive, Santa Barbara, applicant for the lot split, stated he would like
the Commission to proceed with the public hearing for the requested lot split rather than request a
continuance. He stated his proposal is reasonable and the staff has recommended the proposal. He
further stated that the original split was not approved by the
Planning Commission and they had recommended he redesign the
proposal with a rectangular shape split, and that is what he is
now proposing. He stated that the proposed down zoning would
create non - conforming uses of 84% of the properties there.
Vice Chairman Gerrish advised that this is a continued
public hearing and asked for public comment.
Leonard Lenger, 1203 Carpenter Canyon Road, spoke in
favor of the lot split being granted. He referred to the
further stated that the original split was not approved by the Planning Commission and they had
recommended he redesign the proposal with a rectangular shape split, and that is what he is now
proposing. He stated that the proposed down zoning would create non - conforming uses of 84%
of the properties there.
Vice Chairman Gerrish advised that this is a continued public hearing and asked for
public comment.
Leonard Lenger, 1203 Carpenter Canyon Road, spoke in favor of the lot split being
granted. He referred to the conditions listed in the staff report requiring an 8 ft. parking lane
in front of the property. He stated that ,right now the edge of the pavement to the property
line is 13 ft. and if we pave out almost to the property line, it wouldn't leave room for a
sidewalk if it were ever required in that area, and would be the only area in the block that
would have that little bulb -out and, in his opinion, that would look peculiar. He requested that
condition #3 be waived. Along with the request that Condition #3 be waived, he would like to
request that the Commnission waive Condition No. 4, which is the requirement to provide the
Director of Public Works with a Plan and Profile of the new paving and driveway approaches.
He stated that the project does conform to all of the ordinances of the City.
Kim Hughes, applicant, spoke in favor of the lot split being granted. He stated he has
re- designed the lot split into rectangular shape and has conferred with the City staff and was
assured that the request was entirely feasible and within the City's guidelines. He stated he
does have a petition from over half of the neighbors in the area that are going to be affected
that are endorsing their proposed lot split.
Don Dennison, 1353 Hillcrest Drive; Richard Duffin, 1398 Newport Avenue; Joseph
Zdana, 1341 Hillcrest Drive; Mr. Axtell, 1401 Hillcrest Drive; Bob Mitchell, 1360 Hillcrest
Drive; Kirk Glen, 1315 Hillcrest Drive and Bryan Folker, 1311 Hillcrest Drive, spoke in
opposition to the proposed lot split, indicating their desire to retain the larger size lots, and
protecting the views and setbacks.
Mr. Jim McGillis, P. O. Box 1127,. spoke regarding recent lot splits he has processed
within the past 4 years; one on Sierra Drive and two on Hillcrest, two of which were flag lots.
After considerable discussion, Lot Split Case No. 87 -444 was denied with the findings
that the proposed split is inconsistent with the character of the neighborhood because of the
size and shape, maldng it incompatible with the majority of. lots in the neighborhood.
PUBLIC HEARING - REZONING CASE NO. 87 -195, 232 JAMES WAY, PROPOSED ZONE
CHANGE FROM "RA -B2" RESIDENTIAL AGRICULTURAL DISTRICT (20,000 SQ. FT. MIN.
BLDG. SITE) TO "RA -B1" RESIDENTIAL AGRICULTURAL DISTRICT (10,000 SQ. FT. MIN.
BLDG. SITE). (ED CHADWELL).
Planning Director Rogoway stated that Mr. Chadwell proposes to reduce the lot size of
one of two lots created last year by Parcel Map AG 85 -337 for purposes of further dividing
Parcel 2 into two 10,000 sq. ft. lots. In order to do this he has requested the property be
rezoned from RA -B2 to RA -B1. Although there are a number of lots in the area non-
conforming to RA -B2 zoning, the matter of rezoning on James Way came -to a test last year
when an application was received to rezone this same property to RA -B1. The request had
followed a similar requested rezoning of property on the corner of Tally Ho Road and James
Way. As a result of the request for rezoning last year, considerable opposition to
encroachment of the RA -B1 zoning onto James Way came from other James Way property
owners. They contended that the encroachment, of this zoning onto James Way was precedent
setting and inappropriate to the neighborhood. He stated that many of the lots fronting on
James Way are not conforming to the zoning, but they are in excess of 15,000 sq. ft. in size,
and the owners had become concerned about the possible creation of 10,000 sq. ft. lots if the
zoning amendment were approved.
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350 Arroyo Grande Planning Co:nission, 6 -2 -87
Mr. Rogoway stated that the staff has concerns about re- introducing this issue to the
neighborhood again since it was clearly decided that encroachment of smaller lots onto James
Way was inappropriate to the neighborhood. A previous staff report prepared by the former
Planning Director did not mention the history of this property. However, staff feels it is
important to protect the integrity of the neighborhood and take consistent actions when public
expression has been so strong and, therefore, it is recommended that this rezoning be denied.
Mr. Rogoway advised that rezonings do require an environmental determination, and it
is staff's recommendation that a Negative Declaration be granted to this rezoning request.
Upon being assured by Planning Director Rogoway that public hearing for Rezoning
Case No. 87 -195 had been duly published and property owners notified, Vice Chairman Gerrish
declared the hearing open.
Stan Eisner, 7434 Auburn Oaks Court, Citrus Heights, stated he is appearing before the
Commission ission this evening at the request of the applicants and also in his capacity of former
Planning Director for. the City at the time this application was submitted for rezoning. He
referred to the original staff report which. he prepared for this case, dated February 9, 1987.
Mr. Eisner stated that in that staff report, which concluded with a recommendation for the zone
change, he addressed . the basic issues which are essential for any Planning Commission to
consider before recommending a zone change on to the City Council for final approval. Mr.
Eisner reviewed those issues for the benefit of the Commission in making, the proper findings to
support what the applicants believe to be a reasonable and proper conclusion.
Jeff Caruthers, 2541 Santa Clara, San Luis Obispo, one of the applicants, spoke in
favor of the zone change. He commented on the staff report submitted by Mr. Rogoway
regarding the concerns of the owners relative to the creation of 10,000 sq. ft. lots. Mr.
Carrithers stated that the remaining parcel being proposed for "RA -B1" zoning is to allow lot
sizes to conform to the existing land use in the area.
Ed Chadwell, applicant, spoke in favor of the Zone Change.
Marilyn Cafarchia, 241 James Way; Sally Weitkamp, 251 James Way, and Adell Hull, 244
James Way, spoke in opposition to the proposed, rezoning stating that the "RA-B1" zoning would
be inconsistent with the larger lots on James Way.
Hearing no further comments for or against the proposed rezoning, Vice Chairman
Gerrish declared the hearing closed.
Conrnissionei• Olsen stated that, in her opinion, the lots in the La Barranca Tract and
the : properties on James Way cannot be compared as to size, because the La Barranca Tract was
a trial project with the intent to create smaller more affordable lots, and the lots on James Way
are totally different; the zone change would be inconsistent with the other properties on James
Way.
Commissioner Flores stated he agrees that the proposed rezoning does not appear to be
consistent with the properties on James Way.
After further discussion, the following action was taken:
RESOLUTION NO. 87 -1121
Page 5
A R I OLUTION OF THE PLANNING COMMISSION OF THE
C1TY OF ARROYO GRANDE RECOMMENDING DENIAL OF
ZONE CHANGE APPLICATION NO. 87 -195, FILED BY
ED CHADWELL.
On motion by Commissioner Flores, - seconded by Connnssioner Boggess, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Boggess, Olsen, Flores, Soto and Vice Chairman Gerrish
NOES: None
ABSENT: Chairman Carr
the foregoing Resolution was adopted this 2nd day of June 1987.
PUBLIC HEARING - USE PERMIT CASE NO. 87-421 AND TENTATIVE TRACT MAP NO.
1485, 7 UNIT OFFICE CONDOMINIUM, 1190 GRAND AVENUE. (GRAND AVENUE
PROFESSIONAL BLDG./RONALD HARRIS).
Planning Director Rogoway stated that the building is now under construction, and -the
developers are now asking that it be converted to condominium. He commented that the
building is being built to condominium standards. He further commented that the proposal has
been reviewed by the Staff Advisory Committee and is recommended for approval. Also, staff
recommends that the application be granted a Negative Declaration.
Upon being assured by the Planning Director that public hearing for Use Permit Case
No. 87 -421 had been duly published and property owners notified, Vice Chairman Gerrish
declared the hearing open.
Arroyo Grande Planning QmnL ian, 6 -2 -87 Page 6
Jim McGillis, San Luis Engineering, representing the applicant, spoke in favor of the
use permit and tentative tract map, stating they agree with the staff report and requested
approval of the submittal. He advised that the buildings are being designed and are being
constructed to condominium standards.
With regard to signs, Planning Director Rogoway advised that the applicants are
proposing a relocation of the existing sign and the addition of an identification sign. It was
also' noted that any sign changes would have to be submitted for approval.
After a brief discussion, the following action was taken:
RESOLUTION NO. 87 -1122
A RESOLUTION OF THE PLANNING COMMISSION . OF THE CITY
OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO.
87 -421, APPLIED FOR BY RONALD HARRLS.
On motion by Commissioner Flores, seconded by Commissioner Olsen, and by the
following roll call vote, to wit:
AYES: Commissioner Moore, Olsen, Soto, Boggess, Flores and Vice Chairman Gerrish
NOES: None
ABSENT: Chairman Carr
the foregoing Resolution was adopted this 2nd day of June 1987.
RESOLUTION NO. 87 -1123
A RESOLUTION OF THE PLANNING COMMISSION OF THE
Y OF ARROYO GRANDE APPROVING TENTATIVE TRACT
MAP NO. 1485, A 7 UNIT OFFICE CONDOMINIUM AT
1190 GRAND AVENUE, APPLIED FOR BY RONALD HARRIS
On motion by Commissioner Flores, seconded by Commissioner Olsen, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Olsen, Soto, Boggess, Flores and Vice Chairman Gerrish
NOES: None
ABSENT: Chairman Carr
the foregoing Resolution was adopted this 2nd day of June 1987.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -423, WAREHOUSE/COMMERCIAL BUJLDING
TO ACCOMMODATE HOME DECORATING AND FURNISHING BUSINESSES, 1450 W.
BRANCH STREET, OAK PARK ACRES (BONITA AMERICAN CORPORATION).
Planning Director Rogoway advised the application is for a large commercial building on
West Branch Street near Camino Mercado for the purposes 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. He stated that the building contains different levels on a sloping
lot, and parking is located on both the north and south sides. The parking requirements were
based uupon warehouse /display and, therefore, fewer spaces than would normally be requuired
for retail stores were permitted. Mr. Rogoway stated that the Staff Advisory Committee met on
the application and recommended approval subject to the conditions listed in the staff report,
dated May 27, 1987. He noted that Condition No. 4 should be amended to read: "The
property slope disturbed by this development between the E -Z Eight Motel and the site shall be
hydroseeded and maintained prior to final building inspection."
Mr. Rogoway stated that if the Planning Commission agrees with the report of the Staff
Advisory Committee, staff recommends that a Negative Declaration be approved.
With regard to the architectural review of the project, Mr. Rogoway advised that the
building fronts on the freeway and will be visible from great distances. The building is intended
to be constructed with exterior plaster, painted surfaces, and dark brown wood accent. The
walls will be light tan in color and the roof will be constructed of red tone tile. He stated
staff recommends approval of the Use Permit with conditions, and acceptance of the
architectural proposal.
Upon being assured by the Planning Director that public hearing for Use Permit Case
No. 87 -423 had been duly published and property owners notified, Vice Chairman Gerrish
declared the hearing open.
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Arroyo Grande Planning Commission, 6 -2 -87 Page 7
Joe Geilla, 1030 Sycamore, representing the applicant, spoke in favor of the Use Permit
being granted. He reviewed that the applicants originally came to the Planning Commission
sometime ago with regards to a determination of the use for Parcel 2 of Oak Park Acres, and a
determination was made by the Commission that the proposal would be a good use for this piece
of property.
Mr. Geilla stated they are using the parking requirements of 1 space per 800 sq. ft. of
floor space. There 'are approximately 35,000 sq. ft. of the building spoken for and the
applicant is in pursuit of a tenant for the last remaining approximately 4,500 sq. ft.
Rich Koepeke, 2325 Pandora Court, San Luis Obispo, spoke regarding Condition No. 4,
stating they intend to landscape and/or hydroseed the slopes within the confines of their
property line. He briefly described the proposed landscaping plans. .Vice Chairman Gerrish
expressed his concerns. with regard to the number of parking spaces proposed. Al Mills, Phillips
Floor Covering, stated they have purchased Stephans Carpet business. He spoke regarding the
parking spaces, stating that most of their sales are large sales, so where they do a large dollar
volume, they do not have a lot of customers in one day. Also, the same is true with the
furniture store. He stated that the uses proposed are not high traffic businesses and, in his
opinion, the parking is adequate for these types of businesses.
Carmissioner Soto stated his concern is that there is no way to expand that parking
lot, and if that third applicant turns out to be a retail store, there will be a real problem on
the site. Mr. Koepeke stated that the intent of the design center concept is to have an
appliance type of dealership that will tie in with the overall have improvement idea. He stated
that a retail business such as a jewelery store or whatever would not be suitable for the overall
concept.
Hearing no further comments from the audience, Vice Chairman Gerrish declared the
hearing closed.
Following discussion regarding the wording of Condition No. 4 requiring hydroseeding of
the slope, Commissioner Soto suggested rewording as follows: "Appropriate landscaping plans to
be reviewed and approved by the Parks and Recreation Director."
Commissioner Soto asked that the setback on West Branch Street be verified by the
applicant.
After discussion regarding the proposed parking spaces and the concern relative to
what the third use is going to be, on motion by Commissioner Moore, seconded by Commissioner
Olsen, and unanimously carried, the matter was continued until the next meeting to allow the
staff to meet with the developers on the parking requirements and to determine the setbacks on
West Branch Street.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned by
the Vice .Chairman at 12:00 P.M.
II ST:
Planning Director Vice Chairman