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PC Minutes 1985-09-03204 ARROYO GRANDE PLANNING COMNIISSION September 3, 1985 The Arroyo Grande Planning Camp isssion met in regular session with Chairman Gerrish presiding. Present are Commissioners Carr, Moore, Olsen, Boggess and Flores. Commissioner Soto is absent. Planning Director Eisner is also in attendance. MINUTE APPROVAL Hearing no additions or corrections, the minutes -of the- regular meeting of , August 20, 1985 were approved as prepared on notion by Commissioner Carr, seconded by Commissioner Flores, and unanimously carried. 'ARCHITECTURAL REVIEW CASE NO. 85 -339, WALL SIGN,- 1017 -A GRAND AVENUE. (JOSEPH GERAGHTY). Planning Director Eisner advised that the applicant has been requested to submit additional information on this request, and the matter is being continued pending receipt of that information. REPORT - PLATINO LANE EMERGENCY ACCESS GATE, WILDWOOD RANCH. (BONITA HOMES, INC.) Planning Director Eisner reported on the Clty Council's action with regard to the Platino Lane emergency access gate to Wildweod Ranch. He advised that the Council approved the entrance gate to Wildwood Ranch; they also decided that the access gate could be built with a knock -down type fence, and the turn - around that is there now is adequate. Mr. Eisner commented that no further action is required by the Commission on this matter. ARCHITECTURAL REVIEW CASE NO. 85 -343, REMODEL OF EXISTING BUILDING, 336 SO. HALCYON ROAD. (HALCYON MEDICAL GROUP). Planning Director Eisner advised the request is for remodeling of an existing building at 336 So. Halcyon Road. The application has been reviewed by staff and it was determined that all of the requirements of the City have been met. He noted that the architectural style, colors, materials and proposed landscaping plan appear to meet the criteria of the Catty and staff recommends approval of the project. There being no discussion, Architectural Review Case No. 85 -343 was approved as submitted on motion by Commissioner Carr, seconded by Commissioner Flores, and unanimously carried. CONTINUATION - PUBLIC HEARING - REVIEW OF USE PERMIT CASE NO. 68-127, BOBS AUTO BODY SHOP, 931 -933 GRAND AVENUE. (ROBERT CROCKETT). Planning Director Eisner reported that staff has reviewed the clean -up work on the property and finds that the progress now brings the property into substantial compliance with conditions of the original use permit. Chairman Gerrish re- opened the public hearing for public comment. Hearing no discussion, Chairman Gerrish declared the hearing closed. After a brief discussion, on motion by Commissioner Olsen, seconded by Cannissioner Carr, and unanimously carried, Use Permit Case No. 68-127 was scheduled for further review by the Planning Commission in six months. CONTINUATION - PUBLIC HEARING - USE PERMIT CASE NO. 85 -395, AN 8 LOT OFFICE CONDOMINIUM IN THE 'T-O' PROFESSIONAL COMMERCIAL DISTRICT, 224, 230, 236 SO. HALCYON ROAD, AND 910 DODSON WAY. (HALCYON OAKS MEDICAL CENTER/DR. ROBERT MANNING). Planning Director Eisner advised the application is for a Use Permit, Tentative l •act Map and Architectural Review for a professional office building on South Halcyon Road. He pointed out that the use is consistent with both the General Plan and Zoning for the property. He stated the proposed office building is to be used primarily by medical and dental professionals. The combined buildings and required off - street parking will replace 5 buildings presently occupying the site. He noted that the three new buildings will provide a total floor space of 8,336 sq. ft., with a total coverage of 23,996 sq. ft. of parking and buildings. The total site size is 30,405 sq. ft., and the remainder of the property shall be used for landscaping. There are 50 parking spaces being provided; 42 spaces are required under the provisions of the Zoning Ordinance. Mr. Eisner advised that the matter has been reviewed by the Staff Advisory Committee and is submitted to the Commission with 10 recommended conditions as noted in the staff report dated September 3, 1985. As a point of clarification, Planning Director Eisner noted that building permits have been taken out for some of the remodeling portion of the project, and the work that has been done so far is strictly legal and is within the guidelines of the Uniform Building Code and the Zoning Ordinance. Arroyo Grande Planning Conrnission, 9 -3-85 Page 2 Upon being assured by the Planning Secretary that public hearing for Use Permit Case No. 85 -395 and Tentative ' act No. 1318 had been duly published . and property owners notified, Chairman Gerrish declared the hearing open. Flossie Howell, 308 Le Point Street, stated she owns property near the subject property, and inquired what effect this development will have on her property. Planning Director Eisner stated the proposed development will have no particular effect on her property. Carol Pitts, 916 Dodson Way, inquired as to what kind of fence is proposed to go around the project, commenting that it backs up against her property. Dr. Manning, one of the applicants, stated that the City requires a 6 ft. high wooden fence and whatever style that would be appropriate for the project. Mrs. Pitts stated her neighbor has the same concern as she relative to the general public going, in and out, and they want a good buffer between the general public and their properties because of the noise, etc. Commissioner Olsen stated that wood fences do deteriorate rather quickly, and suggested it might be appropriate to condition a concrete block .wall RESOLUTION NO. 85 -1049 Hearing no further continents for or against the proposed use permit and tentative tract map, Chairman Gerrish declared the hearing closed. Commissioner Carr stated he wouldn't be opposed to requiring a concrete block wall on the back, and he would like to see a requirement on the tentative map that would lock into place the landscaping as proposed. In answer to Chairman Gerrish's question regarding Cbndition No. 8, Mr. Eisner advised that both the Public Works Department and the Planning Department feel this is the last hold over a project, and once, the Public Works Director signs off and allows for the finalLmap to be recorded, the City has no further hold over a project. Commissioner Carr stated regarding Condition #10, the wording is such that the condition may not be .,considered an .actual requirement. Planning Director Eisner clarified that the applicant would be required to cover the costs of the work by a licensed contractor. Coinnissioner Carr stated it might be worthwhile to make the condition more specific. Conrnissioner Moore commented regarding the fencing, stating a cement block wall would probably ,be more appropriate. Commissioner Flores commented that a block wall would be more fitting than a wood fence, however, he is concerned with continuity as to the way the Planning Commission decides things like this in the future and, in his opinion, the ordinance is not clear as to what a fence is vs. a wall. Planning Director Eisner explained that usually walls are required if there is a need for retaining and, in some cases, for sound attenuation. Chairman Gerrish reminded the Commission that there are three items to be dealt with regarding this project: 1) Use Permit, 2) a Tentative 'Thact Map and, 3) Architectural Approval. After a brief discussion, the following action was taken: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A USE PERMIT, CASE NO. 85 -395, APPLIED FOR BY HALCYON OAKS MEDICAL CENTER/DR. ROBERT MANNING, IN THE "P-C" PROFESSIONAL COMMERCIAL DISTRICT, SUBJECT TO CERTAIN CONDITIONS On motion by Commissioner - Moore, seconded by Commissioner Olsen, and by the following roll call vote, to wit: AYES: Commissioners Flores, Boggess, Olsen, Moore, Carr and Chairman Gerrish - NOBS: None ABSENT: Commissioner Soto the foregoing Resolution was adopted this 3rd day of September 1985. RESOLUTION NO. 85 -1050 A RESOLUTION OF THE PLANNING COM IISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1318, FILED BY HALCYON OAKS MEDICAL CENTER/DR. ROBERT MANNING, AND REFERRAL TO THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY. On notion by Commissioner Flores, seconded by Commissioner Olsen, and by the following roll call vote, to wit: 205 206 Grande Planning Connission, 9-3-85 AYES: Commissioners Boggess, Flores, Olsen, Moore, Carr and Chairman Gerrish NOES: None ABSENT: Commissioner Soto • the foregoing Resolution was adopted this 3rd day of September 1985. Architectural Review Case No. 85 -333. On motion by Commissioner Carr, seconded by Commissioner Boggess, and unanimously carried, Architectural Review Case No. 85 -333 was approved with an added condition as follows: "Landscaping plan subject to the approval of the Planning Director; landscaping to cover a minimum of 20 %. Planning- Director Eisner advised that the use , permit and architectural review are finaled with the Planning Commission unless appealed. The tentative tract map' approvals will -be forwarded to the Qty Council for informational purposes only. PUBLIC HEARING - USE PERMIT CASE NO. 85 -394, 12 UNIT RESIDENTIAL CONDOMINIUM' PROJECT, 251 SPRUCE STREET 111 THE "R -3" DISTRICT. ' (EDGAR MUELLER), Planning Director Eisner • advised that the application is for a 12 unit condominium project located at 251 Spruce Street in the "R -3" District. He stated that the density is based on an effective density of 14 units to the acre. The property area is 39,900 sq. feet; the minimum land area per unit at 14 units to the acre is 3100 sq. ft. The total lot coverage proposed is 13,975 sq. ft., which more than meets the requirements of the existing Zoning Ordinance. The applicants have provided approximately 26,000 sq. ft. of open space and the required off - street parking has been provided. He noted that the units range in size from 1150 sq. ft. to 1375 sq. ft., and each unit is provided with a fenced yard with both a patio and private landscaped area. Upon being assured by the Plaruiing Secretary that public hearing for Use Permit Case No. 85 -394 and Tentative 'Tract Map No. 1314 had been duly published and property owners notified, Chairman` Gerrish . declared the hearing open. Mr. Bob Kitamura, of Richmond, Rossi and Montgomery, representing the applicant, stated they have attempted to submit a very unique and attractive site plan. He pointed out one important factor of the project is the open space. He briefly described the exterior of the project. In answer to Chairman Gerrish's question regarding the oak tree on the property, Mr. Kitamura stated they are going to try to save it; they have designed around it, however, if it does die of its own accord, they will replace it. Hearing no further comments for or against the project, Chairman Gerrish declared the hearing closed. Chairman Gerrish commented his concern is that the spaces for all of the units are garages and he doesn't see any open spaces available for off - street parking. Mr. Eisner stated that one of the worst visual blights we have are' the open parking , spaces where we require 1 for 1, but the trade off for landscape area is much more aesthetic in terms of visual impact. After a brief discussion, the following action was taken: RESOLUTION NO. 85 -1051 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A USE PERMIT, CASE NO. 85 -394, APPLIED FOR BY EDGAR MUELLER, AT 251 SPRUCE STREET 111 THE "R -3 "• RESIDENTIAL GARDEN APARTMENT DISTRICT, SUBJECT TO CERTAIN - CONDITIONS On motion by Commissioner Carr, seconded by Commissioner Flores, and by the following roll call vote, to wit: - AYES: Commissioners Olsen, Carr, - Moore, Boggess and Flores NOES: None ABSTAIN: Chairman Gerrish ABSENT: Conrrnssioner Soto the foregoing Resolution was adopted this 3rd -day of September 1985. Arroyo Grande Planning Commission, 9 -3 -85 Page 4 RESOLUTION NO. 85 -1052 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1314, FILED BY EDGAR ' MUELLER, AND REFERRAL 100 THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY. On motion by Commissioner Moore, seconded by Commissioner Flores, and by the following roll call vote, to wit: AYES: Commissioners Olsen, Carr, Moore, Boggess and Flores NOES: None ABSTAIN: Chairman Gerrish ABSENT:. Commissioner Soto the foregoing Resolution was adopted this 3rd day of September 1985. Architectural Review Case No. 85 - 335. On motion by Commissioner Carr, seconded by Commissioner Flores, and unanimously carried, Architectural Review Case No. 85 -335 was approved subject to the conditions listed in the staff report dated September 3, 1985, as amended. Planning Director Eisner advised that the use permit and architectural review are finaled with the Commission unless appealed within 10 days, and the tentative map will be reported to the City Council at its next regular meeting for review. PUBLIC HEARING - REZONING CASE NO. 84 -181, ZONE CHANGE FROM "P-O' PROFESSIONAL COMMERCIAL DISTRICT/"R -1" SINGLE FAMILY RESIDENTIAL DISTRICT ID "P-C" PROFESSIONAL COMMERCIAL DISTRICT/"R -3" MULTIPLE 'FAMILY RESIDENIIAL DISTRICT, HALCYON ROAD. (GRIEB FAMILY TRUST). • Planning Director Eisner reviewed that the Planning Commission and City Council have approved a General Plan amendment for this property, and the General Plan on this property now shows it as medium density residential not to exceed 14 units to the acre, with the exception of the front part of the property which is still planned for professional offices and the zoning remains the same. He pointed out that after the zone change, a specific design review will be required before the property can be developed. He advised that the matter before the Commission is a technical adjustment to bring the General Plan and Zoning into consistency. He further advised that the zoning covers an area that includes a permanent open space strip along So. Alpine Street, and the maximum allowable residential yield shall not exceed 53 units. All environmental issues have been resolved as a part of the General Plan amendment process. Mr. Eisner stated that this application has been reviewed by the Staff Advisory Committee and is submitted without conditions. Upon being assured by the Planning Secretary that public hearing for Rezoning Case No. 84-181 had been duly published and property owners notified, Chairman Gerrish declared the hearing open. Mr. Keith Gurnee, of Richmond, Rossi & Montgomery, representing the Grieb Family, pointed out that the Commission voted to approve the General Plan amendment, which was forwarded on to the City Council where it was also approved and, clearly, the requested zoning is consistent with the action taken on that amendment. He stated the applicants are asking for concurrence with the staff's recommendation and approve the requested zone change. Clifford Parson, 653 Cerro Vista Circle; Anita Gaskill, 633 Cerro Vista Circle; Dick Lyons, 620 Cerro Vista. Circle; Lilian Sakarai, 271 So. Alpine; and Elmer Post, 640 Cerro Vista arcle, expressed concern regarding additional traffic and on- street parking, stating they prefer that the zoning remain "R -1 ". Ed Keefer, 721 Dodson Way, stated he would like to see a block wall along the east side of So. Halcyon Road. Anita Gaskill presented a petition to the Commission signed by residents of the area, stating they do not want to see the density changed. Mr. Gurnee, stated that right now there are 4.4 acres of "R -1" zoning. If a low density project was proposed for this property, circulation would be for the Alpine Street area. In terns of how the open space is to be used, Mr. Gurnee stated he has reviewed the architectural review process, noting that the City has the legislation in that process to make sure it is done to the sensitivity to the community. He pointed out that single family residential homes generally have more children than an apartment complex. 207 208 Arroyo Grande Planning Co nnia ion, 9 -3-85 Mr. Andy David, Attorney, 227 E. Branch Street, spoke representing the applicants. He pointed out that the zoning requested is consistent with the General Plan, and the "R -1" zoning is not consistent. Mr. Keith Gurnee commented that parking will be provided within the project; in other words, people who are going to be living in the project are going to be parking in the project. Hearing no further comments for or against the proposed rezoning, Chairman Gerrish declared the hearing closed. In answer to Comrmissioner Carr's question regarding the 100 ft. strip of open space, Planning Director Eisner advised that we are locked in to that 100 ft. strip. We . have gone through public hearings on this previously to amend the General Plan and it was concurred with by the Planning Commission and City Council and, although it does abut some "R -1!' areas, the higher density zoning is appropriate for this area. He stated, in his opinion, development can occur in such a manner not to be offensive and the concerns raised here tonight can be addressed. He also stated that while the indication here is 53 units maxim um, it is his guess that it will not be approved as 53 units, however, that ,will be dependent .the design. Commissioner Olsen commented that the approval of the zone change is only a technicality, and she feels that the Griebs understand that this Commission looks very favorably on a block wall and that they see access only from Halcyon Road. She commented that the strip in the back was purposely locked in as open space in perpetuity. Mr. Eisner pointed out that there has never been an inference of any kind that the strip of open space was going to be a public open space; the property owner is resonsible for liability, taxes, maintenance, etc., which would preclude a public open space. Mr. Ed Keefer, 7 Dodson Way, gave a . brief history on the matter of Indian artifacts on the property. Mr. Conrad . Grieb, 303 Halcyon Road, stated as far . as anyone knowing positively that there, is an indian burial ground in, that 100 ft. strip, . no one knows that for sure. Commissioner Carr suggested denying the zone change to "R -3" and _recommending the "P -D" zone. Commissioner Olsen stated she would not be in favor of "P -D" zoning because they do not turn out the way you think they should. Corr mssioner Moore stated he agrees with Corrmvssioner Olsen. After a lengthy discussion relative to "R -3" zoning vs. "P-D" zoning, Planning Director Eisner advised that the problem with the "P -D" zone is that the _request for Planned Development zoning has to come from the applicant, and they have to be prepared to respond with a development plan for the property and, in his opinion, the Commission would be taking a position which is not consistent with the "P -D" zone as it was intended to be used . in this ordinance. He stated the Commission should consider forwarding the request on to the City Council with no recommendation, or recognize the fact that they want to be consistent with the General Plan. After further discussion, the following action was taken: RESOLUTION NO. 85 -1053 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING 10 THE CITY COUNCIL APPROVAL OF ZONE CHANGE APPLICATION NO. 84-181, FILED BY THE GRIEB FAMILY TRUST. On motion by Commissioner Olsen, seconded by Commissioner_ Flores, and by the following roll call vote, to wit: AYF Commissioners Carr, Flores and Olsen NODS: Commissioner Boggess and Chairman Gerrish ABSTAIN: Commissioner Moore ABSENT: Corm issioner Soto the foregoing resolution was defeated for lack of four affirmative votes. Planning Director Eisner advised that the rezoning request would be forwarded to the City Council with no recommendation from the Commission. PUBLIC HEARING - USE PERMIT CASE NO. 85 - 396, SELF STORAGE FACILITY/MANAGER'S OFFICE - APARTMENT, 501 GRAND AVENUE IN THE "H-S" HIGHWAY SERVICE - DISTRICT. (CROC ER'S LOCKERS). Planning Director Eisner reviewed the request for a use permit and architectural review for mini storage facilities at 501 Grand Avenue. He pointed out that the Planning Commission, by resolution, has deemed that mini storage facilities are a permitted use in the Highway Service District subject to approval of a use permit. Mr. Eisner advised that the application has been reviewed by the Staff Advisory Committee and is forwarded to the Commission with the 13 recommended conditions of approval listed in the staff report dated September 3, 1985. Arroyo Grande Planning Cnassion, 9 -3-85 Page 6 Upon being assured by the Planning Secretary that public hearing for Use Permit Case No. 85 -396 had been duly published and property owners notified, Chairman Gerrish declared the hearing open. Mr. Sid Goldstein, engineer for the project, briefly described the proposed project. He referred to Items 10 and 13 of the staff report, requesting consideration for the applicant to have the ability to work out these two conditions with the Fire Department to their mutual satisfaction. He stated they do not feel that the sprinkler requirement is applicable to their project. Mr. Golstein presented photographs of a similar project recently completed in Buellton. He advised there are 500 storage units planned for the Arroyo Grande project, and pointed out that the Zoning Ordinance requires 5% landscaping and the applicants are providing 25% landscaping. Mr. Buttram of Buttram Storage, stated there are approximately 300 mini storage units in the area now, and there is a point where the market becomes saturated. He also stated he is part owner of the Grand Avenue Motel, adjacent to the subject property, and suggested a zero lot line abutting the commercial property, commenting that he would not like to see a 10 ft. strip in there if it is not going to be maintained. Mr. Baker, part owner of the Grand Avenue Motel, stated his concerns about the security of his patrons and he would like to see an 8 ft. block wall for security reasons. He also stated he believes a person has a right to use his property and get the best use available, but in his opinion, this is not the best use for that area. Mrs. Dunham, 520 Grand Avenue, inquired about the location of the access road to the project. She stated if the project is approved and a wall is put in, she would prefer it not be a high wall. Susan Hayashi, 516 Grand Avenue, questioned putting a storage area in the center of town, instead of at the edge of town. Hearing no further comments for or against the proposed Use Permit, Chairman Gerrish declared the hearing closed. Mr. Goldstein commented that the buildings themselves will be about 10 ft. high and will be stucco and frame. He stated that regardless of what is built in front of this project, you will still be able to see a portion of the project. Mr. Baker stated he is concerned about the traffic on Grand Avenue, commenting that the on- street parking has already been taken off of Grand Avenue, and the mini storage customers will . be going in and out of there more than once. Commissioner Flores inquired if the developers have thought about scaling down this project and building a smaller one. Ted Crocker of Solvang, applicant for the project, stated that to scale down the project would also scale down on the services that they are able to offer. Commissioner Olsen stated she would like to see the project scaled down; it appears to be such a huge project for the area. Commissioner Boggess stated he feels it would be concealed where it wouldn't be seen too much, and he is in favor of the project. Chairman Gerrish pointed out that ` the project would be visable from a large portion of the City. Commissioner Carr agreed with Chairman Gerrish, stating, in his opinion, the proposal would be a misuse of the City's commercial type of land. Commissioner Flores stated his concern that the project can be seen from various areas of the City, and he felt there are better uses for this Highway Service zoning. Commissioner Carr recommended that before a motion is made on the project, that the question of the block wall and a zero lot line should be resolved. Mr. Crocker stated he would go along with the recommendation of a zero lot line. It was also determined that the wooden fence be retained. After a brief discussion, the following action was taken: RESOLUTION NO. 85 -1054 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A USE PERMIT, CASE NO. 85- 396, APPLIED FOR BY CROCKER'S LOCKERS, FOR A MINI STORAGE FACILITY AT 501 GRAND AVENUE IN THE "H-S" HIGHWAY SERVICE DISTRICT, SUBJECT TO CERTAIN CONDITIONS On motion by Commissioner Moore, seconded by Commissioner Flores, and by the following roll call vote to wit: AYES: Commissioners Moore and Boggess NOES:`` Commissioners Flores, Carr and Chairman Gerrish ABSTAIN:- Commissioner Olsen ABSENT: Commssssioner Soto the foregoing Resolution was defeated this 3rd day of September 1985. 209 210 Arroyo Grande Planting Cott, 9 -3-85 Page 7 Architectural Review Case No 85 -344. Planning Director Eisner requested that the Comnission take action on the 'Architectural Review request so that if the matter is appealed to the City Council, it would not have to be referred back to the Commission for architectural review. On motion by Commissioner Flores, seconded by Commissioner Moore, and carried by a 3 to 2 vote with one abstention, Architectural Review Case No. 85-344 was approved subject to conditions listed in the staff report dated September 3, 1985. ADJOURNMENT There being no further business the Comnission, the meeting was adjourned by the Chairman at 11 :15 P.M.