PC Minutes 1987-04-21Arroyo Grande Planning Commission
April 21, 1987
The Arroyo Grande Planning Commission met in regular session with Chairman Carr
presiding. Present are Commissioners Moore, Flores, Olsen and Soto. Conanissioners Boggess and
Gerrish are absent. Planning Director Rogoway is also in attendance.
MINUTE APPROVAL
Hearing no additions or corrections, the minutes of the regular meeting of April 7,
1987 were approved as prepared on motion by Commissioner Moore, seconded by Commissioner
Flores, and unanimously carried.
DISCUSSION - PROPOSED ZONE CHANGE FROM "R -1" TO "RA -B2 -D" - REQUEST FROM
HILLCREST AREA PROPERTY OWNERS.
Planning _Director Rogoway explained that a group of homeowners in the Hillcrest area
have indicated they would like to look at the zoning in their neighborhood to protect them by
making certain requirements under a specific zoning. He stated he had met with them a number
of times and discussed the nature of the zoning that might be needed to carry out the wishes
they expressed about the standards they wished to maintain. Their concerns include front yard
setbacks and height requirements. They have prepared a petition and obtained the majority of
signatures of property owners within the affected area. He stated he advised the group they
had two choices; 1) they could file an application with the City and pay the filing fee of
$250.00, or 2) they could ask the Planning Canmission to initiate the zoning because it was a
neighborhood initiated request.
Mr. Rogoway pointed out the affected area on the map, stating that the zoning
changes have been worked out and have been layed out in a form that could be included in the
Zoning Ordinance.
Chairman Carr noted that the issue being considered tonight is whether or not the
Commission would want to initiate the rezoning, or if the neighborhood should file the
application themselves.
Mr. Don Dennison, 1353 Hillcrest Drive, spoke representing other property owners in
the area. He referred to the recent lot split application on Hillcrest Drive, noting that they
are not just concerned with the one lot split. The area offers several unique features and it is
their feeling that these features are in jeopardy due to potential splitting of large size lots that
currently exist there; they are concerned with preserving the integrity of the neighborhood as a
whole.
In answer to Chairman Carr's question as to why the property owners felt that the City
should initiate the zone change, Mr. Dennison stated that one of the reasons is that the
Planning Commission and City Council demonstrated support when they considered the Hillcrest
lot split, and it is the neighborhoods' feeling that the City shares in their concern in preserving
areas in Arroyo Grande which are unique.
Leonard Lenger, ,1203_ Carpenter Canyon Road, representing Kim and Cynthia Hughes,
1320 Hillcrest Drive, stated his clients are opposed to the rezoning. He asked if a study has
been made regarding the number of non - conforming lots within the proposed rezoning boundaries.
He pointed out there are a large number of lots that would be non - conforming and, in his
opinion, that is sanething the City should not encourage. Mr. Rogoway stated that there are a
number of lots that would be non - conforming, however, the property owners contend that they
have no intention of altering those lots.
After further discussion, on motion by Commissioner Olsen, seconded by Commissioner
Soto, and carried with one "no" vote, the Commission mission requested staff to prepare a Resolution of
Intention to initiate the zone change in the Hillcrest area. Mr. Rogoway advised that the
Resolution would be presented to the Commission at their next meeting, and that most likely the
public hearing would be held at their second meeting in May.
PUBLIC HEARING - 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).
Planning Director Rogoway advised the request is to divide a large parcel of property
that is in the center of the conmunity that contains a historic residence and has been in the
ownership of the San Luis Obispo County Historical Society. An application preceeding this one
was filed as a subdivision because there were five lots involved. Since that time there were
changes in the State law that would allow the- applicant to file a parcel map showing 4 lots and
a remainder, and the requirements for a parcel map are much less stringent than for a tract
map.
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Arroyo Grande Planning Oxon, 4 -21 -87 Page 2
Mr. Rogoway advised there was a question about whether this proposal is a subdivision
or a parcel map. Staff concluded that the current proposal should be treated as a subdivision
PUD condominium because the proposal requires the creation of a private road serving lots
intended for sale. He noted it is the intent of the Historical Society to preserve the integrity
of the historic structure so that it can be used for museum purposes while generating income
from the sale of the lots to maintain the use. He stated it is necessary to consider this
proposal as an unusual application of land division requirements, which places it under the PUD
category where it can be handled as a special case by the City.
Mr. Rogoway stated that what is happening is this map is no longer a parcel map with
a remainder, but now there are six lots on the filed map; 4 residential lots, a fifth lot which can
be defined as a street, and the sixth lot which contains the historic house. Based on that
definition which staff feels is acceptable, the Staff Advisory Committee recommended the eight
conditions listed in the staff report dated April 16, 1987.
Upon being assured by the, Planning Commission Secretary that public hearing for Lot
Split Case No. 87 -443 had been duly published and property- owners notified, Chairman Carr
declared the hearing open.
Jim McGillis, Surveyor for San Luis Engineering, spoke representing the applicants. He
stated the concerns regarding the fire access in the emergency driveway has been resolved as
far as the staff is concerned; the configuration that the fire chief wanted has been shown.
With regard to Condition No. 7, Mr. McGillis advised that the garage structure will be
demolished as part of the road construction.
Mr. McGillis stated they can live with the Staff Advisory Committee's conditions. A
copy of the staff report has been mailed to the Historical Society and if they have a problem
with any of the conditions, then they will be back before the Commission. He stated that the
funds from the sale of the lots will be used to cover the expense of a curator and
groundskeeper.
Leonard Lenger, 1203 Carpenter Canyon Road, spoke in favor of the proposal. He
encouraged the Commission to do anything they can in their efforts to maintain this property.
He stated that sidewalk improvements in front are not in character and he recommended that
the City waive those improvements. He commented that the SLO Historical Society in San Luis
Obispo have a very good record of maintaining their grounds.
Steve Cool, Attorney, stated he was Ruth Paulding's attorney and he is now involved in
the project of preserving her residence as a museum. He stated he is concerned about the
legal status of the driveway that will serve the 5 parcels; it causes some problem because, in his
opinion, the street parcel is going to have to be deeded to some type of home owners'
association. He suggested that the road be included with the history house parcel and show it
on the map as being a recriprocal road easement, and a condition that there will be a recorded
road maintenance agreement subject to the approval of the City. Mr. Rogoway stated he felt
Mr. Cool's idea could be worked out, however, he would have to consult with the Public Works
Director.
Hearing no further comments for or against the proposed Lot Split, Chairman Carr
declared the hearing closed.
The Commission agreed that the matter be continued to the next meeting with the
request that the conditions and the lot lines be revised and brought back showing the road as
part of the historical site with reciprocal easements and recorded maintenance agreement.
Chairman Carr suggested sane sort of architectural design review be considered for the
residences that would be in keeping with the Paulding house. Planning Director Rogoway
suggested requiring deed restrictions be added to the 4 lots requiring that the Historical Society
be authorized to approve the architectural design prior to issuing a building permit.
Commissioner Moore questioned the need for a sidewalk, stating maybe it should be discussed a
little more with the engineer.
After discussion, on motion by Camrnissioner Moore, seconded by Carnnissioner Soto, and
unanimously carried, Lot Split Case No. 87 -443 was continued for two weeks to resolve the
issues of the road, architecture, sidewalks, and the deletion or amendment of Condition No. 7.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -420, TO ALLOW FOR CONSTRUCTION OF
A RECREATION BUILDING, 497 FAIR OAKS AVENUE IN THE "A" AGRICULTURAL
DISTRICT. (GOSPEL LIGHTHOUSE CHURCH).
Planning Director Rogoway advised that the Gospel Lighthouse Church is asking for
permission to construct a recreation building adjacent to their existing church. The property is
in an agricultural district where churches are permitted with a conditional use permit. The site
has 2.3 acres and it contains the church, school classrooms and a parking lot. Much of the
property is used as a playing field, and landscaping and grass areas are existing and surround
the developed portions of the property.
Arroyo Grande Planning Commission, 4 -21 -87 Page 3
Mr. Rogoway pointed out that the property is flat and does contain some drainage
problems that was diverted, apparently from past grading, that has caused some - problems of
flooding in the street area. The Director of Public Works feels this drainage problem should be
corrected if possible. It was felt that the applicant's engineer should take a look at that
problem, and see if they can cane up with a solution to the ponding that is going on in the
street. Mr. Rogoway stated that the parking lot contains 89 spaces and is sufficient to serve
the main church building. He noted that the Staff Advisory Committee felt there should be
some definition between the parking area and the play areas, so a recommendation is being made
that fencing be placed between those two areas.
With regard to the architecture, Mr. Rogoway stated that basically the recreation
building will match the colors and style of the existing church. He commented that if the
Cammission finds the recommended conditions satisfactory, staff recommends that the application
for a Use Permit and the architecture be approved.
Upon being assured by the Planning Commission Secretary that public hearing for Use
Permit Case No. 87 -420 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Larry Booker, Pastor of the Gospel Lighthouse Church, spoke in favor of the Use
Permit being granted. He commented regarding Condition No. 1 stating that all of the water
still continues to flow west, and the ponding on Valley Road is not caused by water from their
property. With regard to the fencing requirement, he stated he doesn't feel the fencing is
necessary. With regard to Condition No. 3 requiring a master plan be filed, Rev. Booker
submitted a master plan of the property to the Planning Director. He stated the plan shows
what they hope to do in the future.
Chairman Carr commented that the fence was proposed to be of benefit to the church,
and if they do not feel it will serve any purpose, then that requirement could be deleted. He
preferred leaving in Condition No. 1, and perhaps- changing the wording to read: "The applicant
shall submit a grading and drainage plan which will show the drainage across the property to the
satisfaction of the Public Works Director ". Commissioner Moore stated the water that causes
the problem should be coming from Arroyo Grande High School; there are a lot of questions
about drainage on the school grounds.
COMMISSIONER FLORFS LEFT THE MEETING AND IS NOW ABSENT.
Hearing no further comments for or against the proposed Use Permit, Chairman Carr
declared the hearing closed.
After further discussion, the following action was taken:
RESOLUTION NO. 87 -1113
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 87 -420, APPLIED FOR BY GOSPEL LIGHTHOUSE
CHURCH.
On motion by Commissioner Soto,, seconded by Carnnissioner Moore, and by the following
roll call vote, to wit:
AYES: Commissioners Olsen, Soto, Moore and Chairman Carr
NOES: None
ABSENT: Commissioners Boggess, Flores and Gerrish
the foregoing Resolution was adopted this 21st day of April 1987.
Architectural Review Case No. 87 -382.
On motion by Commissioner Soto, seconded by Commissioner Olsen, and unanimously
carried, Architectural Review Case No. 87 -382 was approved as submitted.
COMMISSIONER FLORFS ENTERED THE MEETING AND IS NOW PRESENT.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -422, TO ALLOW FOR CONSTRUCTION OF
A SECOND RESIDENTIAL UNIT AT 122 S. ALPINE STREET IN THE °11-1" SINGLE
FAMILY RESIDENTIAL DISTRICT. (KEVIN HUNSTAD).
Planning Director Rogoway stated the subject application conforms to the Zoning
Ordinance. The applicant wants to build a single family house on his property and construct a
small single family unit on the front of the property. The unit is intended to be attached to
the garage of the proposed single family residence. The proposed residence will be located
toward the rear of the property that is 62' x 170' average depth. The second residence
contains 616 sq. ft., which meets the minimum lot size requirement of the ordinance.
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Arroyo Grande Planning Qomrassion, 4 -21 -87 Page 4
Mr. Rogoway stated it appears the main unit and second unit have been proposed in
compliance with the requirements of the Zoning Ordinance and, therefore, it would be the staff
recommendation that the Conditional Use Permit be approved, provided the _ applicant verifies the
drainage shown on the plan to flow as indicated.
With regard to the architecture, Mr. Rogoway advised that the color schedule and
materials indicated on the proposed plan are neutral and not out of character with the rest of
the neighborhood. Staff recommends approval., of the proposed architectural and landscaping
schedules.
Upon being assured by the Planning Commission Secretary that public hearing for Use
Permit Case No. 87 -422 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Mr. Kevin Hunstad, applicant, stated he has no problem with the conditions
recommended by staff.
Hearing no further comments for or against the proposed Use Permit, Chairman Carr
declared the hearing closed.
Commissioner Soto suggested wording regarding drainage be as follows: "Drainage Plan
be submitted to the Public Works Director for approval showing that the proposed drainage will
work." After a brief discussion, the following action was taken:
RESOLUTION NO. 87 -1114
A RESOLUTION OF THE PLANNING COMMESION OF
THE CITY OF ARROYO GRANDE APPROVING A USE
PERMIT, CASE NO. 87 -422, APPLIED FOR BY
KEVIN HUNSTAD AT 122 SO. ALPINE STREET.
On motion by Commissioner Olsen, seconded by Commissioner Flores and by the
following roll call vote, to wit:
AYES: Commissioners Olsen, Flores, Moore, Soto and Chairman Carr
NOES: None
ABSENT: Commissioners Boggess and Gerrish
the foregoing Resolution was adopted this 21st day of April 1987.
Architectural Review Case No. 87 -385. On motion by Commissioner Olsen, seconded by
Conrnissioner Flores, and unanimously carried, Architectural Review Case No. 87 -385 was
approved as submitted.
PUBLIC HEARING = VARIANCE CASE NO. 87 -106, TO ALLOW FOR CONVERSION OF AN
EXISTING DUPLEX PLUS A MINIMUM OCCUPANCY DWELLING UNIT, 195 NO. ELM
STREET IN THE "R -3" MULTIPLE FAMILY - RFSIDEN'TIAL DISTRICT. (ROGER
AOCORNERO).
Planning Director Rogoway advised that the Variance request is to change an existing
duplex by adding an additional unit in an "R -3" zone. The property is 60' x 130' or 7800 sq.
ft. The "R -3" zone requires 3,960 sq. ft. per unit. Mr. Rogoway stated that, in order for him
to make a recommendation for approval, the applicant must submit answers to several questions,
which basically indicate that the property does have a hardship and, in reviewing the
justification submitted by the applicant, staff has difficulty in finding true justification for a
variance relating to the property and, therefore, it was the Staff Advisory Committee's feeling
that they could not recomnend the granting of this variance based upon the lack of a hardship.
Upon being assured by the Planning Commission Secretary that public hearing for
Variance Case No. 87 -106 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Roger Accornero, applicant, spoke in favor of the Variance being granted. He stated
he has been working on this project for quite - sometime, and he has worked with Stan Eisner and
John Richardson, using the old requirements in the "R -3" zone. He further stated that during
the time when he was designing the building, the "R -3" Zoning requirements were changed by
the City.
Fay Thompson, 266 No. Elm Street presented a petition to the Commission containing 20
signatures of property owners in the area who are opposed to the granting the Variance.
Hearing no further comments for or against the proposed Variance, - Chairman Carr
declared the hearing closed.
Arroyo Grande Planning Capon, 4 -21 -87 Page 5.
Chairman Carr inquired as to what happens to a proposed project when the zoning has
been changed by the City. Mr. Rogoway explained that any Use Permmit or approval granted to
a property owner by the Planning Commission or City Council may continue to be effective,
however, if a project has not been submitted or approved when the rezoning takes place, then
the Commission has to act under the new ordinance.
After a brief discussion, the following action was taken:
RESOLUTION NO. 87 -1115
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ARROYO GRANDE DENYING A
VARIANCE CASE NO. 87 -106, FILED BY ROGER
ACOORNERO AT 195 NO. ELM STREET.
On motion by Commissioner Olsen, seconded by Commissioner Flores, and by the
following roll call vote, to wit:
AYES: Commissioners Olsen, Flores, Moore, Soto and Chairman Carr
NOES: None
ABSENT: Commissioners Boggess and Gerrish
the foregoing resolution was adopted this 21st day of April 1987.
PUBLIC HEARING - 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 advised that St. Barnabas Episcopal Church has made
application to divide 12.87 acres on South Traffic Way into 13 lots. Their application proposes
to use the Optional Design Standards of the ordinance whereby lots less in area than required
by the Zoning Ordinance may be established provided the overall density of the property is not
exceeded. Mr. Rogoway pointed out that the property is zoned "RA -B3 ", however, 12 of the
13 lots range from 8,200 sq. ft. to 11,200 sq. ft. in size. The 13th lot that is proposed to
house the church is 6.7 acres. He stated it will be necessary for the applicant to acquire an
easement to provide water to the property from an existing storage tank located off -site. Also
the applicant is proposing to retain drainage on the property in an improved retention basin.
He stated that the purpose of the Optional Design Standards is to employ open space concepts
to achieve the required densities.
Mr. Rogoway reviewed the conditions recommended by the Staff Advisory Committee in
the staff report, dated April 16, 1987, stating that if the Commission feels the conditions are
acceptable, staff recommends approval.
Upon being assured by the Planning Commission Secretary that public hearing for
Tentative Tract Map No. 1513 had been duly published and property owners notified, Chairman
Carr declared the hearing open.
Dan Lloyd, Engineering Development Associates, representing St. Barnabas Church,
spoke regarding the development and conditions listed in the staff report. With regard to
Condition No. 4, Mr. Lloyd suggested an alternative language for the last sentence to read:
"The applicant shall provide curb, gutter and sidewalk on the north side of the street; provide
an 8 ft. parking lane, and two 12 ft. driving lanes." He requested that the requirement for
concrete curb and gutter on the south side of the street be waived. With regard to Condition
No. 5, Mr. Lloyd inquired to what extent of the traffic profile the City had in mind? Mr.
Rogoway stated that they are interested in the traffic that is generated from the use.
Under the Design Section, Mr. Lloyd commented with regard to Condition #3 requiring
sprinkler system on all structures on Lot 1. He requested the addition of the words "if
adequate fire flow cannot be provided and not required by the City under the Uniform Building
Code. Under the "Fire" section, Mr. Lloyd addressed Condition No. 2 requiring a 10" minimum
water line. He requested that if oversizing of the water main is determined to be necessary by
the City, that the City enter into a reimbursement agreement with the applicant for this
oversized line.
Kirby Gordon, 401 Indio Drive, Pismo Beach, spoke regarding Condition No. 1 under the
"Design" heading. He stated it is their feeling that the condition is unnecessary since only 13
lots are allowed and no further division of the property could take place. He commented that
this restriction could, in effect, adversely affect the viability of the church in the future. The
other item he was concerned about under the "Design" category was the open space easement
over the vacant portions of the property. He commented that this is not a Planned Unit
Development and there are no common areas; there are 13 lots which encompass the entire area.
He noted that this requirement could present a legal problem from a liability standpoint. In
summary, Mr. Gordon commented that Conditions No. 1 and 2 would have a significant impact on
the church and should be reconsidered.
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Mr. Rogoway stated that the purpose of the conditions was to satisfy the requirements
of Optional Design Standards and if they are taken out, then staff would recommend against
apprroval of the tract. He commented that the City is making allowances by deviating from the
standards.
Marie Cattoir, 195 Orchid Lane, stated she thinks that this project should be handled
as a Planned Development. She further stated, in her opinion, 60 ft. frontages are too small,
and she is concerned about drainage, traffic and costs, and how the development will affect
farmers in the lower valley? Also, she does not want to see the rock formation disturbed and
she believes that the open space should be in perpetuity. She commented that, in her opinion,
study sessions should be held on these issues.
Carol Dean, 111 Orchid Lane; stated his concerns relative to the traffic and drainage.
He also commented he thinks the church should be built before the houses are put in. Ann
Decom, 650 So. Traffic Way, questioned raising Traffic Way. Ella Honeycutt, 560 Oak Hill
Road, spoke regarding the Optional Design Standards. Margie Dean, 111 Orchid Lane, stated
she is concerned about the drainage and the traffic.
COMMISSIONER MOORE LEFT THE MEETING AND IS NOW ABSENT.
Chairman Carr stated his feeling that many of the concerns that have been raised
tonight could be dealt with in a revised staff report and conditions, and he requested that a
copy of the engineering study by EDA be furnished to the Commission. He further stated it
would be helpful if the Commission knew the intent of the Optional Design Standards, and also if
the zoning on the property changes, then do we start over? He stated that the easement for
the open space needs to be defined as far as location is concened. He asked the applicant to
provide the answer to Condition No. 5 under "Drainage" prior to the time the Commission takes
final action on the project.
After further discussion, on motion by Commissioner Flores, seconded by Commissioner
Soto, and unanimously carried, Tentative Tract Map No. 1513 was continued to the first meeting
in May with direction to staff to make the reconmended revisions under the "Design" section,
and furnish information to the Commmission regarding the Optional Design Standards.
ADJOURNNENT
There being no further business before the Commission, the meeting was adjourned by
the Chairman at 11:50 P.M.