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PC Minutes 1987-05-05Arroyo Grande Planning Ca!on May 5, 1987 The Arroyo Grande Planning Commission met in regular session with Chairman Carr presiding. Present are Commissioners Moore, Soto-and Gerrish. Commissioners Olsen, Flores and Boggess are absent. Planning Director Rogoway is also in attendance. MINUTE APPROVAL Upon hearing no additions or corrections, the minutes of the regular meeting- of April 21, 1987 were approved as submitted. PLANNING COMMISSION RESOLUTION 01? INTENTION TO INITIATE , ZONE CHANGE - PROPOSED ZONE CHANGE FROM "R -1" TO "RA -B2 -D" IN THE HILLCRE.SF DRIVE AREA. Commissioner Gerrish inquired if the purpose of this action was essentially to waive the fee for the zone change? Chairman Carr commented that basically was the purpose, however, it was generally felt that the City had an interest in this zone change because of the recent lot split that was before the Commission and Council. After a brief discussion, the following action was taken: RESOLUTION NO. 87 -1116 A RESOLUTION OF THE PLANNING CONIMIiSSION OF THE CTTY OF ARROYO GRANDE EXPRESSING INTENTION TO INITIATE A ZONE CHANGE. On motion by Commissioner Gerrish, seconded by Commissioner - Moore, and by the following roll call vote, to wit: AYES: Commissioners Moore, Soto, Gerrish and Chairman Carr NOES: None ABSENT: Commissioners Olsen, Flores and Boggess the foregoing Resolution was adopted this 5th day of May 1987. Mr. Rogoway advised that the public hearing for the rezoning would be held at the Commission's regular meeting of May 19, 1987. ARCHITECTURAL REVIEW CASE NO. 87 -387, REQUEST TO CHANGE THE ROOF COLOR OF AN EXISTING STRUCTURE TO BLUE, 850 OAK PARK BLVD., (PREVIOUSLY MARIE CALLENDER'S RESTAURANT). (MICHAEL D. MILES/INTERNATIONAL HOUSE OF PANCAKES). Planning - Director Rogowy reviewed that the prospective tenants of the structure in Oak Park Acres formerly occupied by Marie Callender's Restaurant next to the Casa Grande Motel are requesting approval to paint the roof blue. Mr. Rogoway referred to City Manager Mack's letter to the Commission, dated April 28, 1987, recommending denial of the request. He also referred to a letter, dated April 28, 1987, from Reuben Kvidt, Chairman of the Oak Park Acres Architectural Committee, stating their opposition to the request. - Mr. Mike Miles, representing the International House of Pancakes, stated the blue roof is a criteria for International House of Pancakes all over the United States. He stated the tile would be maintained and newly painted every five years. Chairman Carr commented that the City of Arroyo Grande encourages development to occur in a way that is consistent with our community laws, and Oak Park Acres is a Planned Development with specific restrictions placed -on the design, and the proposed blue roof would not be consistent with the design that was approved. Commissioner Gerrish stated he didn't have a problem with the blue roof, but it was his feeling that he would have to go along with the wishes of the Oak Park Acres Architectural Committee. After a brief discussion, Architectural Review Case No. 87 -387 was denied on motion by Cormrissioner Soto, seconded by Chairman Carr, and unanimously carried. Planning Director Rogoway advised the applicants of their right to appeal the Planning Commission's decision to the City Council within ten days. PUBLIC HEARING (Continuation) - LOT SPLIT CASE NO. 87-443, CREATING 4 RESIDENTIAL LOTS AND 1 LOT TO BE RETAINED FOR A MUSEUM (PAULDING PROPERTY), CROWN HILL, IN THE. "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT. (SLO COUNTY HISTORICAL SOCIETY). Chairman Carr announced that this item is being continued to the next Planning Commission Meeting of May 19, 1987. 339 340 Arroyo Grande Planning Commission, 5 -5-87 PUBLIC HEARING (Continuation) - 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). - Planning Director ,Rogoway reviewed that at the last meeting extensive discussion took place on this request and there was sane concern about the lack of clarity on sane of the conditions proposed by staff and sane questions raised by the applicants regarding the conditions. He advised he has gone through the entire staff report again with the Staff Advisory Committee, and it is staff's feeling that there are sane issues that they need to take a firm stand on. He referred to the amended staff report from Paul Karp, Public Works Director, dated April 28, 1987. Mr. Rogoway noted that the applicants have applied for the tentative tract map under the Optional Design Standards, requesting less than minimum size lots and, to justify using those standards, they have said, in effect, we will not increase the density, but we will put 12 of those lots under size and 1 very large lot. He commented the reason staff is requiring a deed restriction that the lot cannot be resubdivided without rezoning of the property is to insure ample open space. With respect to Condition No. 4 which deals with the street that runs from Traffic Way up the side of the property all the way to the church property, the applicant has stated they do not agree with the conditions proposed, however, staff is going to stand with their original position on revised Condition No. 4. Mr. Rogoway stated that a traffic report was submitted which identifies peak period traffic conditions presumably at the time when the two churches let out on Sunday morning. The report indicates that there is no problem, and Public Works Director, Paul Karp, agrees with the report; it is his feeling that there is not really a traffic problem on Traffic Way if this property is developed. A second report was submitted by the applicant regarding drainage. Mr. Karp has reviewed the report and finds it is acceptable. Chairman Carr noted that the Commission did not receive the reports mentioned until this evening. to. Chairman Carr reopened the public hearing. Page 2 Kirby Gordon, 401 Indio Drive, Pismo Beach, representing the applicant, stated the only concerns they still have are those with the street. He commented that sane of the neighbors up there agree with them, in that they do not want to see a full street right up to their property lines because they feel that is going to hasten development. He further stated it is the applicants' feelings that a developer coming in at a future time that wants to develop should bear the responsibility for that street to be widened to the full width. Another problem they have with Condition #1 under "Streets" is that if they have to put in that street, then they have a severe problem with the rock outcroping. He commented if they are allowed to do what they have proposed, they can get around the rock outcroping and, therefore, they are asking the Commission to allow them to just put in the parking on the one side. Marie Cattoir, 195 Orchid Lane, stated she would prefer that a full 40 ft. street be built adjacent to her property line if that rock outcroping can be handled in such a way that it is not disrupted. Also, she feels that the street should be contiguous and there should be no denial at any point. She stated they are also concerned about the elevation of the street and requested that the Commission require that a bond be posted to assure preservation of the property owners' interests. Reynolds Ritchie, 571 So. Traffic Way, stated he is a bordering property owner and on the north side of his lot there is a 15' utility easement, and in the nomenclature of this application, it is referred to as a "road ". He stated his concern is that the easement is the driveway to his property. Mr. Rogoway explained that what staff is saying is that access to the church is required to be a 24 ft. driveway. He further commented that the Planning Commission may want to create an access denial strip to the easement Mr. Ritchie is referring Mildred Lovall, 551 Traffic Way, stated that her property adjoins the north side of Lot 5 of the proposed tract. She pointed out where a utility easement now exists and inquired about the disposition of the easement. Mr. Gordon advised that the developer would either have to relocate the utility lines or grant an easement. Mr. Rogoway advised that something would have to be worked out with the utility companies and the applicant. John Halverson, 536 Via La Barranca, commented regarding the road, stating the purposes of keeping the . road as narrow as possible is to minimize both the runoff and the impact on the rock. Dan McHugh, 1211 Montego St., thanked the Commission for their systematic study and the questions that have been raised. He stated that St. Barnabas Church could have relocated on level farmland, however, it was - :their feeling that they do not want to use up any more farmland. He commented that it is very expensive to develop on the hillsides. He further stated that one of the first requirements from the City was that the church grant 1 1 Arroyo Grande Planning Cimndssion, 5 -5-87 Page 3 an easement for a full city street right to the end of the property, and they don't have any objection to that, however, with the drainage and the dirt work that has to be done, it is going to be a very expensive piece of land to get ready to build the church on. Dan Lloyd, EDA, representing the applicant, briefly commented on the road, requesting that the Commission consider their request to provide two 12 ft. driving lanes, and 8 ft. parking lane and curb, gutter and sidewalk on the north side of the street. Commissioner Gerrish commented regarding the retention basin, stating that to design a retention basin, you have to have a pretty good idea of the building size and the size of the parking lot. He pointed out that once the drainage basin is sized, the applicants are not going to be able to make any further additions to the building. Mr. Lloyd stated if the City would allow the reduced street section, then he would feel more comfortable in taking out the slope in the road. closed. Hearing no further comments from the audience, Chairman Carr declared the hearing Commissioner Soto commented he agrees with the applicant, in that they are doing their share with the 8 -6 -12 and 12 and the berm. He stated he looked at the property today and it appears that the sight distance for safety is satisfactory. He further commented he didn't feel the Commission had enough time to study the traffic report and drainage report. Commissioner Moore stated that the traffic report contains 20 pages and he would like to have more time to study it. He stated he is concerned about the 15% slopes, conmenting that water runs a lot faster on steep land. He expressed another concern stating that if the drainage pipes become plugged, then the water doesn't flow, and drainage pipes have to have maintenance. Commissioner Gerrish stated he doesn't see the traffic as being a problem, however, in his opinion, the drainage is a potential problem. Chairman Carr stated the two issues he feels are of major concern is the drainage and the issue of further development after the tract map has been approved under this option. It was the consensus of the Commission to continue the application to the next meeting to allow time to review the traffic and drainage reports they had received tonight. Dan Lloyd stated there is a time element involved, and he requested that the Commission take action tonight. After a brief discussion, the following action was taken: RESOLUTION NO. 87 -1117 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING DENIAL OF TENTATIVE TRACT MAP NO. 1513, APPLIED FOR BY ST. BARNABAS EPISCOPAL CHURCH, SO. TRAFFIC WAY EXTENSION. On motion by Commissioner Gerrish, seconded by Commissioner Moore, and by the following roll call vote, to wit: AYES: Commissioners Moore, Gerrish and Chairman Carr NOES: Commissioner Soto ABSENT: Ocirrrnssioners Olsen, Flores and Boggess the foregoing Resolution was adopted this 5th day of May 1987. Planning Director Rogoway advised this matter would be before the City Council in three weeks. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 9:45 P.M. Chairman 341