PC Minutes 1984-05-15ARROYO GRANDE PLANNING COMMISSION
MAY 15, 1984
The Arroyo Grande Planning Commission met in regular session with
Chairman Gerrish presiding. Present are Commissioners Benhardt,
Fischer, Moore, Moots and Olsen. Commissioner Carr is absent.
Planning Director Eisner is also in attendance.
MINUTE APPROVAL
Upon hearing no additions or corrections, the minutes of the
regular meeting of April 3, 1984 were approved on motion by
Commissioner Benhardt, seconded by Commissioner Moots, and
unanimously carried.
CONTINUATION (PUBLIC HEARING CLOSED) - REZONING CASE NO. 84 -175,
ZONE CHANGE FROM "RA -B3" RESIDENTIAL AGRICULTURAL DISTRICT TO
"$ 1 - E11"• auaLE EAM1LX RESIDENTIAL DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY, CHERRY AVENUE. (FRED H. SCHOTT & ASSOC.,
AGENTS FOR VICK PACE).
Planning Director Eisner pointed out that there are two companion .
items on the agenda this evening. One is the continued public
hearing on the rezoning request, and the companion item is a
tentative subdivision tract map for a 53 lot residential
subdivision submitted by Fred Schott for Vick Pace. He reviewed
that four weeks ago this matter was heard by the Planning
Commission and, at the conclusion, was continued. He commented
that this evening's agenda notes that the public hearing was
closed, and he recommended that the public hearing on the zone
change application be reopened and that further public testimony
be taken. He pointed out that, while the issue before the
Commission is one of a zone change, as stated, the "P -D" overlay
is going to a consideration throughout. The subdivision, as
submitted, As for a fairly standard single family tract and,
generally speaking, complies with the design standards and
requirements of the "R -1" zone.
Chairman Gerrish re- opened the public hearing.
Fred Schott, representing the applicant, stated that at the last
hearing, they listened very carefully, and have attempted to
respond to the consensus of the people speaking. The main comment
was the zero lot line, and that concept has been shelved, and what
they are now proposing is a standard single family residential
subdivision. Other items of concern were a public park and
drainage. Mr. Schott stated it is his understanding that the Parks
and Recreation Commission now feel that it should not be a public
park. He stated there were numerous questions relating to
drainage, and the proposed solutions have been reviewed quite
extensively. Mr. Schott briefly reviewed those solutions again.
Tony Marsalek, 536 E. Cherry Avenue, owner of the property, stated
he feels the engineer and project engineer have done an excellent
job in their proposal, and have tried to satisfy the concerns of
the people. Relative to the concerns about the agricultural land,
Mr. Marsalek stated that the walnuts are a big "flop ", and the
Marsaleks have paid their dues. He further stated there was
something mentioned about a water easement that runs along the
base of the hill; there is no water easement. He requested that
the Commission consider this request in a favorable manner.
Lorene Saruwatari, 512 Launa Lane, stated she had talked to two
former Planning Commission members and they had stated that the
proper procedure the Commission is supposed to follow on requests
for "P -D" zoning is that a plan has to be submitted at the same
time as the zoning request. Planning Director Eisner recommended
that the tentative map portion of this application not be done
until after the City Council has held a public hearing on the zone
change request. Larry Turner, 323 Noguera Place, stated he would
like to see the drainage problem solved, and he would like to see
Mr. Marsalek be able to go ahead. Dave Hook, 504 Launa Lane,
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Arroyo Grande Planning Commi on 5 -15 -84
Page 2
complimented Mr. Schott on his redesign, and he feels that the
"P -D" overlay gives protection to the public. Mrs. Stillwell, 734
Myrtle Street, stated their acreage is adjacent to the pipe that
is proposed to go in, and she is concerned about where the water
is going to drain off. Mr. Albert Stillwell, 734 Myrtle Street,
stated he has his doubts about the amount of water that will run
into one 30" and one 36" pipe out to the creek in case of a 100
year storm, and he is afraid that a lot of people will be flooded.
Shirley Gibson, 277 E. Cherry Avenue; Arnetta Bennett, 415 Allen
Street, and Lorene Saruwatari, 512 Launa Lane, stated their
concerns regarding increased traffic on Cherry Avenue and Allen
Street. E. H. Aiken, Registered Engineer, State of California,
retired, stated he is concerned about the drainage, the loss of
agricultural lands and the ground water. Ernie Brigham, 615 E.
Cherry Avenue, stated he is concerned about the drainage; he lives
in the area where the pipes are supposed to go, and he questioned
as to who is going to keep the entrances to those pipes clean.
Steve Loomis, 613 Myrtle Street, stated he doesn't feel that
drainage is being taken care of because he doesn't believe those
pipes will handle the water. Leroy Saruwatari, 512 Launa Lane,
stated that there were a lot of good points brought up at the
public hearing a month ago and he requested that when the
Commission makes their decision, that they consider comments made
at both the last public hearing and this one.
A letter was read from Tom Foster, owner of property at 540 Los
Olivos Lane, dated April 27, 1984, expressing his approval of the
proposed single family units.
In answer to Chairman Gerrish's request to explain the City's
position as-far as the drainage is concerned, Public Works
Director Karp advised that the Planning Commission, as well as the
City Council, has adopted. a policy that before any. .development can
proceed, master plans will be proposed and approved with the
subdivision as well as re- zonings. He stated that Mr. Schott's
design calls for an interception of the off -site drainage into a
'V' ditch along Branch Mill Road "running northerly to the Arroyo
Grande creek. At the intersection of Avenue and Branch Mill
Road, a drop inlet will be constructed and the surface water will
be conducted to the creek via two underground pipelines. The
on -site drainage is to be collected from the streets into a
retarding basin within the tract and metered out into the existing
drainage course, which runs along the base of the hill southerly
of the Los Olivos and Launa Lane subdivision.
Mr. Schott responded to some of the concerns expressed by the
audience, pointing out that the proposed project is a standard
"R -1" subdivision. He explained that the pipe that will be
installed will in no way affect the overflow or surface drainage.
The openings for the drains will be on the east side of Branch
Mill Road at the corner. In addition, extensive studies have been
done on the siltation problem and it was found that the drop in
elevation that exists in the corner down to the creek is enough to
develop a scouring velocity and keep the pipeline clean.
Ann Haskins, 426 Garden Street, inquired as what would happen in
event of a 100 year storm. Mr. Karp advised that there would be
inundation on the Dixson ranch and City streets.
Upon hearing no further comments for or against the proposed
change, Chairman Gerrish declared the hearing closed.
Commissioner Olsen stated that the policy of the City has been to
keep the density on the hillsides and not on the agricultural land
and, in her opinion, that is the reason the "P -D" overlay should
be a part of the application if the property is going to be
rezoned. Commissioner Fischer inquired if the proposal is
consistent with the General Plan. Planning Director Eisner advised
that the General Plan, as adopted, shows the subject property as
being in the low density residential category.
Arroyo Grande _Planning Commission, 5- 15 -84.
Commissioner Moots stated he really doesn't see the need for the
"P -D" overlay. Chairman Gerrish stated the Commission has had a
tendency in the past to put the "P -D" zoning on in controversial
areas, and this gives the Commission a chance to see the
proposals more often as they go through and, in listening to the
comments, in his opinion, if the Commission is going to approve
the zone change, the "P -D" should be there. He further stated
that it looks like the City is trying to improve the
drainage by this development instead of made worse, however,
drainage has always been a significant problem in that area.
Commissioner Benhardt stated his concern over taking all the
surface water and running it into the streams, and depriving the
farmers of water in the dry season. Public Works Director Karp
advised that if the recharge is a concern of the Commission, the
Zone 3 is presently out to bid on consultants to provide for the
river system here in the South County conjunctive use study, and .
that study will look into how we can utilize the spill water which
has gone over the dam in more than half the years, since Lopez has
been built, in a more useful manner through storage in the
groundwater basin.
Commissioner Moore stated he has some reservations about this
proposed drainage system, and he can't quite visualize how it is
going to work in relation to the Dixson Ranch and the Stillwell
Farm, and he is concerned about who is going to maintain it. He
stated he doesn't feel this is the complete approach to the
problem and we need some community planning. He further stated it
would take an assessment district if we really want to do the job
right.
Commissioner -Fischer stated that on the basis of the decisions
that were discussed at the last meeting and the reasons for denial
for the two tracts submitted, being traffic problems within the
City, the amount of water available for development within the
City, the sewer capacity and our present facility for handling
sewerage, and a long list of drainage problems, she would move for .
denial of the rezoning.
On motion by Commissioner Fischer, seconded by Commissioner Olsen,
and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Fischer, Moore, Moots,
and Olsen
ABSENT: Commissioner Carr
The foregoing resolution was adopted this 15th day of May 1984.
Mr. Karp stated he had heard something here tonight that he had
not been asked to respond to. He inquired if there is some
concern on the Commission's part about water and sewer?
Commissioner Olsen stated there is concern about the overall
picture. She stated that this concern was discussed at the last
meeting, and based on his report on water, it was stated there.
was sufficient water based on the Land :Use Plan and Zoning at
that time. Mr Karp advised we have enough water for a
population of 18,000, and there is 3--or 4 years capacity at the
sewer plant, and design has . alr -eady begun on the - expansion,'`we
have a million dollars in the bank towards that design, and we are
beginning our bond issue, which is funded primarily by hookup
fees. He pointed out that density has not been increased on any
of the parcels; they are figured at 4.5 units per acre.
NOES: Chairman Gerrish
......... .
RESOLUTION NO. 84 -989
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY
COUNCIL DENIAL OF ZONE CHANGE APPLICATION NO.
84 -175 FILED BY FRED H. SCHOTT & ASSOCIATES,
AGENTS FOR VICK PACE.
Page 3 95.
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Arroyo Grande Planning Commission, 5 -15 -84 Page 4
Planning Director Eisner requested that the matter of Walnut View
Estates Subdivision be continued pending a decision from the City
Council on the rezoning of the property.
PUBLIC HEARING - USE PERMIT CASE NO. 84 -368. CONSTRUCTION OF A
CHURCH FACILITY, INCLUDING MULTI -USE BUILDING AND SANCTUARY, LOT
6 OF TRACT 604, OAK PARK ACRES. (CENTRAL FOURSOUARE CHURCH).
Planning Director Eisner advised that the Use Permit request is
related to an overall site development plan for a two phased
religious institution and associated off - street parking. He
advised that Phase 1 will consist of a 16,000 sq. ft. building to
contain a 6,800 sq. ft. multi - purpose room, 10 classrooms, and 4
offices, as well as other necessary activity spaces. Phase 2 will
consist of a 13,000 sq. ft. sanctuary, including a 7,000 sq. ft.
main auditorium, 3,000 sq. ft. of storage, and 1,000 sq. ft. of
office space. The site contains 5.8 acres, with 29,000 sq. ft. of
building area; lot coverage is 50 %. He noted that 303 parking
spaces have been provided for in the site plan, with 125,000 sq.
ft. of landscape area. Major access will be off of Oak Park
Boulevard, with secondary access off of James Way. James Way
access point will correspond to a similar access to the Oak Park
Motel on the south side of James Way, forming a full 90 degree
intersection.
Mr. Eisner pointed out that, since no structural designs have been
submitted, the site plan has been reviewed by the Staff Advisory ,
Committee only, with architectural review to follow submission of
full architectural drawings. The Staff Advisory Committee,
following its review, recommended approval of the site development
plan, subject to standard conditions of the City, and the special
conditions listed in the staff report, dated May 15, 1984. He
further advised that this is an area that is included in the
Planned Development District as a part of the Oak Park Ordinance,
and the Commission's action this evening will go on to the City
Council.
Upon being assured by Planning Director Eisner that public hearing
for Use Permit Case No. 84 -368 had been duly published and
property owners notified, Chairman Gerrish declared the hearing
open.
Mr. Ted Weber, Architect on the project, briefly described the
proposed project. Reuben Kvidt, Oak Park Acres, spoke in favor of
the requested use. He stated it is his feeling that the use
requested is more suitable then Neighborhood Commercial uses, and
will result in less grading than a commercial development would
require. He stated another reason he feels this use is better for
the community than the neighborhood commercial is because the
traffic generated by a church takes place primarily on Sunday and,
therefore, other traffic would not conflict with the traffic that
this church would generate. Sam Taylor, 175 LePoint Terrace,
stated he is a member of the congregation, and he is speaking in
favor of the Use Permit being granted. He commented that it is
Arroyo Grande Planning Commission, 5 -15 -84 Page 5
their intention to develop a very aesthetic facility that fits in
with the architecture and style of Oak Park Acres.
Upon hearing no further comments for or against the proposed use,
Chairman Gerrish declared the hearing closed.
After a brief discussion, the following action was taken:
RESOLUTION NO. 84 -990
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 84 -368, APPLIED FOR BY CENTRAL FOUR-
SQUARE CHURCH, FOR CONSTRUCTION OF A CHURCH
FACILITY IN OAK PARK ACRES.
On motion by Commissioner Benhardt, seconded by Commissioner
Moots, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
Commissioners Benhardt, Moots and Chairman Gerrish
Commissioners Fischer, Moore and Olsen
Commissioner Carr
the foregoing resolution was defeated on a split vote this 15th
day of May, 1984.
Planning Director Eisner advised that the application has been
denied by a split vote of the Commission.
COMMUNICATIONS
Mr. Walt Garner and Maxine. Zimmerman, representing the residents
of Naciemento Avenue in Grover City expressed their
concerns regarding projects, such as the new theater and the E -Z
Eight Motel, on the north side of Highway 101. They stated they
do not want any more debris coming down Meadow Creek, and they
would like the Creek cleared of the siltation that is there. They
asked that the Planning Commission make the contributors aware of
these particular problems. Chairman Gerrish stated that the
Commission could make a statement to that extent to any new
development in that area.
84-
,SERVICE.100 TRAFFIC WAY IN THE "H -S" HIGHWAY SERVICE DISTRICT.
(SKILLEY'S CAMPER SALES).
Planning Director Eisner advised the request is to allow the
operation of a camper and trailer sales lot, which is permitted
subject to the issuance of a Use Permit. The project, as
submitted, contains a fenced area of approximately 12,500 sq. ft.
The site is now occupied by a sub - standard structure and badly
deteriorated paving. He stated the application has been reviewed
by the Staff Advisory Committee and is recommended for approval
subject to Standard Conditions of the City and the special
conditions listed in the staff report, dated May 15, 1984. Mr.
Eisner stated a 5th condition has been recommended by the Fire
Department, and that is that the underground fuel tanks be
removed.
Upon being assured by Planning Director Eisner that public hearing
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Arroyo Grande Planning Commission, 5 -15 -84
for Use Permit Case No. 84 -369 had been duly published and
property owners notified, Chairman Gerrish declared the hearing
open.
Nelson McKee, applicant, spoke in favor of the Use Permit being
granted. Upon hearing no further comments from the audience,
Chairman Gerrish declared the hearing closed. After a brief
discussion, the following action was taken:
RESOLUTION NO. 84 -991
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE, GRANTING A USE PERMIT,_ CASE NO.
84 -369, APPLIED FOR BY SKILLEY'S CAMPER SALES AT
100 TRAFFIC WAY IN THE HIGHWAY SERVICE DISTRICT.
On motion by Commissioner Olsen, seconded by Commissioner Moots,
and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Fischer, Moore, Moots
Olsen and Chairman Gerrish
NOES: None
ABSENT: Commissioner Carr
the foregoing resolution was adopted this 15th day of May 1984.
PUBLIC HEARING - REVISED TENTATIVE MAP. TRACT NO. 1132, "RANCHO
GRANDE ". (Garing, Taylor &Assoc.. Inc., Agents for OTTSE, Inc)
Planning Director Eisner advised he received a request from the
applicants to continue this matter to the next meeting.
- Page 6
RESUBMISSION — MONUMENT SIGN, BANK OF AMERICA, 200 W. BRANCH ST.'
(MINA -TREE SIGNS, INC.)
Planning Director Eisner advised that the resubmission of the Bank
of. America_ sign meets all af the requirements of the Planning
Commission.
After a brief discussion, on motion by Commissioner Benhardt,
seconded by Commissioner Moore, motion carried with one "no" vote,
the resubmittal by Mina -Tree Signs for a monument sign for the
Bank of America at 200 W. Branch Street was approved.
LETTER REGARDING HOUSING ELEMENT.
Planning Director Eisner advised that this matter has been set for
Public Hearing at the City Council on June 12th. Chairman Gerrish
commented he had reviewed the draft and, in his opinion, the
proposed changes are all in there. After a brief discussion, the
following action was taken:
RESOLUTION NO. 84- 992
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY
COUNCIL ADOPTION OF THE REVISED HOUSING ELEMENT
OF THE__ GENERAL PLAN IN ACCORDANCE WITH ARTICLE 10.6, .
SECTION 65580 (ET.SEQ.) OF THE CALIFORNIA GOVERNMENT CODE.
On motion by Commissioner Fischer, seconded by Commissioner Moots,
and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Fischer, Moore, Moots, Olsen
and Chairman Gerrish
NOES: None
ABSENT: Commissioner Carr
the foregoing resolution was adopted this 15th day of May 1984.
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Arroyo Grande Planning Commission, 5 -15 -84 P age 7 99
Chairman Gerrish stated he had been given a letter from Elizabeth
Jackson by Clark Moore. Mr. Gerrish read the letter aloud to the
Commission. He commented that he thinks Mrs. Jackson is right in
what she is talking about here; the Commission in the last two
weeks has denied three major projects; he is not sure the
Commission had proper reason to deny them, but we apparently
didn't want them. He stated he didn't think denying this one
tonight, or denying the R -1 subdivision that is zoned R -1, is
proper; if we have a particular problem then we should address it
but, in his opinion, he doesn't think the way to plan, or the
function of this Commission is to deny projects. Commissioner
Olsen stated that as long as the Commission O.K.'s projects, then
nothing gets done on the overall problem. Chairman Gerrish stated
if that is the case, then the Commission needs to establish some
policies and do some planning for these projects. He stated that
on the project on Cherry Avenue there are drainage problems and
potential traffic problems, however denying the project doesn't do
anything for those problems.
Planning. Director Eisner stated it seems to him that the time has
come to consider a Resolution of Intention to revise and update
the Comprehensive General Plan. He stated that the Land Use
Element is done, but it sounds to him like the Commission is
talking Land Use Element and Circulation Element during the coming
year, and probably the Open Space. Scenic Highways, Noise and
Seismic Safety in the years to come.
Mr. Eisner pointed out that, with the Housing Element complete,
Linda Stonier, our Contract Planner, is looking for her next
year's assignment, and having anticipated this, he has
suggested to her that if the City Council_ will approve the
contract position for another year, he would like her to work on
the Land Use Element. He stated a Resolution of Intention from
the Commission would be helpful in justifying that position.
Chairman Gerrish inquired if any of the Commissioners disagreed
with Mr. Eisner's suggestion. The answer from the Commissioners
was a unanimous "no "; Chairman Gerrish declared "so resolved ".
Mr. Eisner advised that the City has applied for, through
pre - application, a traffic, safety grant; we have asked for $35,000
from the State to do a traffic safety study. He stated we will
work with the consultant, and it is a matching grant, and the
staff's time would constitute the value of the match. That leads
directly into a complete updating of the Circulation Element,
which would dove tail, timewise, with a General Plan revision of
both the Land Use and the Circulation Element, in maybe April or.
June of next year. He noted that the funding cycle for the
traffic safety study is October 1 of this year. By the time the
safety study is done, we would be able to pull that material
together into the Circulation Element, and we would be well into
the Spring, which would just about correspond with getting the
Land Use Element to a point where developing a policy intergration
procedure would work out just fine.
ADJOURNMENT
There being no further business before the Commission, the meeting
was adjourned by the Chairman at 11:30 P.M.
ATTEST: