PC Minutes 1983-07-19ARROYO GRANDE PLANNING COMMISSION
July 19, 1983
The Arroyo Grande Planning Commission met in regular session with Chairman
Gerrish presiding. Present are Commissioners Benhardt, Moots and Olsen.
Commissioners Carr, Fischer and Moore are absent. Planning Director Eisner
is also in attendance.
MINUTE APPROVAL
Upon hearing no additions or corrections, the minutes of the regular
meeting of July 5, 1983 were approved on motion by Commissioner Benhardt,
seconded by Commissioner Moots, and unanimously carried.
DELETION FROM AGENDA
Planning Director Eisner advised that there has been a request for
continuance on Item #5 on the Agenda, Tract No. 1132, and staff would
recommend that the item be continued to the first meeting in August. There
being no discussion, Chairman Gerrish announced that the public hearing on
Tentative Subdivision Map, Tract No. 1132 "Rancho Grande" will be continued
to the Planning Commission meeting of August 2, 1983.
ARCHITECTURAL REVIEW CASE NO. 83 -287; ADDITION TO EXISTING STRUCTURE, 155 -A
TRAFFIC WAY. (RIVERA'S BODY /PAINT SHOP).
Planning Director Eisner advised that the request is for an addition
to an existing facility, and the Architectural.:Review Committee, felt that
the appiicationjs consistent;_ with >:: the surrounding area and with City
Standards. He stated that the Architectural Review Committee, by unanimous
motion, recommended approval by the Plannng There being no
discussion, on.motion by Commissioner Benhardt, seconded by Commissioner
Moots, and unanimously carried, Architectural Review Case No. 83 -287 was
approved per plans as submitted.
PUBLIC HEARING - USE PERMIT CASE NO. 83 -351, TO ALLOW SECOND SINGLE FAMILY
DWELLING ON AN EXISTING RESIDENTIAL LOT, 563 S. TRAFFIC WAY IN THE "R -1"
SINGLE FAMILY RESIDENTIAL DISTRICT. (KIMBERLY SCOTT).
Planning Director Eisner advised that the request is for a Use Permit
to allow a second dwelling in the "R -1" zone and, at the present time, there
is an existing single family residence on the rear of the parcel. He noted
that staff has found the request to be consistent with the General Plan.
Mr. Eisner stated that staff is recommending approval of the request with
the condition that'the additional dwelling shall meet all of the development
standards. of the Zoning Ordinance.
Upon being assured by Planning Director Eisner that public hearing for.
Use Permit Case No. 83 -351 had been duly published and property owners
notified, Chairman Gerrish declared the hearing open.
Kimberly Scott, 563 S. Traffic Way, applicant for the Use Permit,
stated there are approximately 5 property owners that live in the general
area and she has spoke to them regarding this use permit application. She
presented a petition to the Commission signed by four of the residents
stating they have no objections to the requested use. She advised the
Commission that there is presently a one bedroom house on the property
covering approximately 6% of the lot and, in her opinion, the request is
consistent with the area and could meet all of the requirements of the
section.
Reynolds Ritchie stated he owns property at 571 Traffic Way and at the
present time there are three people using the driveway easement, and he is
concerned that if another residence is added, who is going to maintain the
easement? Mr. Eisner commented that his understanding, in reviewing the
project, was that it would not necessarily be required to use the access
easement, and if a second house was built on the property, they could come
directly off the front of the lot. Kimberly Scott stated that there are
two possible accesses to the property if the use permit is approved, however,
in any case, the property in question already has joint ownership of the
easement. Mr. Ritchie requested that, if the Use Permit is granted, one
of the conditions would be that she would have to have an access off of
the street.
Upon hearing no further comments for or against the proposed Use Permit,
Chairman Gerrish declared the hearing closed.
Arroyo Grande Planning Commission, 7 -19 -83
After a brief discussion, the following action was taken:
RESOLUTION NO. 83-946U
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING A USE PERMIT, CASE NO.
83 -351 APPLIED FOR BY KIMBERLY SCOTT TO PERMIT A
SECOND RESIDENCE IN THE "R -1" DISTRICT, SUBJECT TO
CERTAIN CONDITIONS.
On motion by Commissioner Moots, seconded by Commissioner Benhardt,
and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Moots, Olsen and Chairman
Gerrish
NOES: None
ABSENT: Commissioners Carr, Fischer and Moore
the foregoing resolution was adopted this 19th day of July 1983.
PUBLIC HEARING - USE PERMIT CASE NO. 83 -350, 24 UNIT PLANNED UNIT
SUBDIVISION, EL CAMINO REAL, ROBLES ROAD AND HILLCREST DRIVE,
TRACT 652, "R -G" RESIDENTIAL GARDEN. APARTMENT DISTRICT.
(HILLTOP. DEVELOPERS).
Page 2
Planning Director Eisner pointed out that a use permit application
on this development was previously approved by the Commission, and also
Tentative Subdivision Map for Tract #652 was also approved and the final
map has been recorded, however, the use permit was allowed to lapse. He
advised that the submission before the Commission tonight is substantially
the same as the one previously submitted and approved. He noted that the
property is zoned "R -G ", and the request is in conformance with the General
Plan. The Environmental Determination relates to an EIR that was prepared
by the County for the area and it has been deemed that the EIR is still
in effect. Mr. Eisner stated, with regard to the Use Permit, as an
accompaniment to the staff report, staff has categorized all of the standard
conditions necessary in approval of the project, and also in a memo with
today's date, there is a list of modifications to the standard conditions.
These modifications bring the standard conditions into conformance with
those agreed upon and approved in the past. He noted that the applicant
agrees with the conditions as revised.
Upon being assured by Planning Director Eisner that public hearing
for Use Permit Case No. 83 -350 had been duly published and property owners
notified, Chairman Gerrish declared the hearing open.
Roger Lyon, representing the applicant, stated he has reviewed the
staff's comments and would request a clarification on Items 33 and 37
of the standard conditions. He stated it was the applicants understanding
that if there were any modifications, they would be minor modifications.
Planning Director Eisner advised that Items 33 and 37 would be subject to
review for minor modifications, if necessary, to be approved by the Planning
Director. Mr. Lyon stated, with those modifications, the applicant is in
agreement with the conditions.
Upon hearing no further discussion for or against the proposed Use
Permit, Chairman Gerrish declared the hearing closed and, after a brief
discussion, the following action was taken:
RESOLUTION NO. 83 -948
On motion by Commissioner Benhardt, seconded by Commissioner Moots,
and by the following roll call vote, to wit:
AYES:
NOES:
A RESOLUTION OF THE PLANNING COMMISSION OF TIIE CITY
OF ARROYO GRANDE APPROVING A USE PERMIT CASE NO.
83 -350, APPLIED FOR BY HILLTOP DEVELOPERS TO PERMIT
A 24 -UNIT PLANNED UNIT SUBDIVISION SUBJECT TO CERTAIN
CONDITIONS.
Commissioners Benhardt, Moots, Olsen and Chairman Gerrish
None
ABSENT: Commissioners Carr, Fischer and Moore
the foregoing Resolution was adopted this 19th day of. July 1981.
i
1
Arroyo Grande Planning Commission, 7 -19 -83 Page 3
PUBLIC HEARING - TENTATIVE SUBDIVISION MAP, TRACT NO. 555, "OAKCREST
ESTATES ", 91 UNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION, STAGECOACH ROAD.
(OAKCREST ASSOCIATES).
Planning Director Eisner advised that the project has been reviewed
by the Planning staff and the Staff Advisory Committee, and it is felt
to be consistent with design standards and Goals and Objectives of the. City.
The applicant is requesting a revision to the development phasing schedule.
He stated that staff is recommending approval subject to the standard
conditions, conditions of the original approval, and minor modifications
to the standard conditions in memo dated July 19, 1983.
Upon being assured by Planning Director Eisner that public hearing
for Tentative Subdivision Map, Tract No. 555, had been duly published and
property owners notified, Chairman Gerrish declared the hearing open.
Mr. Ed Dorfman, applicant, commented with regard to the original
conditions, dated April 13, 1978, Item #11 requiring "That house building
plans for Lots 44 through 48, and Lots 54 and 55 be reviewed by the Planning
Commission prior to issuance of building permits." He pointed out that the
reason this was made a condition was because one of the neighbors in the area
was interested in seeing the plans before they were submitted to the Building
Department and, in his opinion, this is rather nebulous to have this as
a condition. He requested that this item be deleted from the conditions.
Mr. Gabe DeLeon, 450 Coach Road, stated he owns property across the
street from the proposed subdivision, and is in favor of approval of the
project.
There being no further comments for or against the Tentative Subdivision,
Chairman Gerrish declared the hearing closed.
Chairman Gerrish referred to a letter, dated July 13, 1983, from
Seirin Ikeda regarding drainage of the tract. He commented that the
drainage question, in his opinion, was resolved in the initial tract
approval. Jim Garing, engineer for the applicant, advised that all of the
drainage water will go through an existing 48" storm drain through the
Ikeda Tract to the Arroyo Grande Creek. He stated that the drainage system
is designed to handle a great deal of offsite water. When the original
tract was designed, all of the drainage was checked and that was an adequate
size. The storm drains that have been placed have been designed to handle
that flow.
After further discussion, the following action was taken:
RESOLUTION NO. 83 -949
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT
MAP NO. 555, " OAKCREST ESTATES ", AND REFERRAL TO
THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY.
On motion by Commissioner Moots, seconded by Commissioner Benhardt,
and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Moots, Olsen and Chairman Gerrish
NOES: None
ABSENT: Commissioners Carr, Fischer and Moore
the foregoing Resolution was adopted this 19th day of July, 1983.•
ARCHITECTURAL REVIEW CASE NO. 83 -286, NEW BANK OF AMERICA BUILDING, WESLEY
AVENUE AND EAST AND WEST BRANCH STREETS. (ROSS, LEVIN & MC INTYRE, ARCHITECTS).
Planning Director Eisner advised that this matter was originally sub-
mitted to the Architectural Review Committee approximately 4 weeks ago. At that
time, the Architectural Review Committee reviewed the submission in terms
of general conditions for architectural review. The Committee expressed its
concerns over the design, in a general sense, and felt that the submission
did not reflect on the theme of the Arroyo Grande Village. At that time the
applicant withdrew the plans to modify the submission, and it was resubmitted
to the Architectural Review Committee on July 13th. The Committee reviewed
the submission and found that the proposed Bank of America was now in keeping
with what the Committee felt was the spirit of the Village area. Staff felt
that the architect had been more responsive in terms of the colors and materials
as well as the design itself.
Arroyo Grande Planning Commission, 7 -19 -83
Page 4
Mr. Eisner pointed out that the Architectural Review Committee did not deal
with any of the conditions relating to offsite improvements or any issue
dealing with the design of the parking lot, and these concerns will need to
be considered by the Planning Commission as a v'le.
Mr. Ken McIntyre of Ross, Levin & McIntyre, Architects, representing the
applicants, displayed some examples of the wood siding and briefly reviewed the
design, colors, materials, etc. Mr. McIntyre stated that what they have found
is there is a store front atmosphere in the downtown area and, therefore, they
found it difficult to relate that to their project since the building will be
seen from all four sides. He noted that one of the features they found on the
top of almost all of the store fronts is that they have a little bit of detail,
and they are trying to use that feature on the base of their parapets. He
further noted that they have addressed the parking lot solution, which is
directly in response to the staff's recommendations.
Mr. Tom Bailey, Bank of America, stated they have reviewed the proposed
conditions and are generally in favor of those listed, with the exception of
Items 30 and 32. First, is the condition of the sidewalks and, in looking
around the area, there are no other sidewalks installed on Larchmont, and
it is their feeling that this condition is excessive. He stated that their
second concern was relocation of the utilities. He pointed out that the
whole design has been predicated upon maintaining the utilitiy easement and
at this late date, to throw that concept out and say let's relocate into the
street, would cause problems. He noted that it would generate tremendous
traffic problems, and the provisions are there for the City to go on to the
site for any necessary work to be done. He stated they have worked closely
with the City through the development of this project, and this was somewhat
of a last minute idea that was thrown out on the table.
Mr. Walter Perrazo, Project Engineer, spoke with regard to the parking
arrangement and the requirement for 90° parking stalls. He stated they have
learned over the years that when you back out of a 90 stall you have a
choice of going to the left or right, however, when you back out of a diagonal
stall, your direction is already dictated to you. Therefore, they would
request deletion of the requirement for 90° parking stalls. Chairman Gerrish
commented that it has been the City's policy to relocate utilities in the
street, particularly in a larger development like this, and he is surprised
that the bank would want the utilities in there. Another thing to consider
is if the City goes in and does any maintenance, they will have to replace
whatever they tear up.
Commissioner Olsen inquired if there was any consultation or input
from the Village Merchants Association in the design of this project. Steve
Brown, President of the Bank of America, stated that the bank is an active
member of the Association, and the Association was involved in supporting
the bank in this area. Commissioner Olsen commented she is in favor of the
Bank of America building in that location, but she is terribly disappointed
because the design is not more distinctive.
Ada Brown, 605 Myrtle Street, stated she feels the design is too
modern and really doesn't fit on that site. She felt it should blend in
more with the Village area.
Commissioner Benhardt stated he personally thinks it is a nice design
now that they have modified it and, in his opinion, the utilities should be
moved out into the street; also, frontages should all be improved. He
further commented he would like to have some input from the Village Merchants.
Commissioner Moots stated he agreed with Commissioner Olsen, in that the design
is not in keeping with the Village theme. Also, as far as the utility easement
is concerned, he couldn't see any need to change it. He felt the street
improvements on Larchmont Street are needed, and he is not in favor of access
out on West Branch Street nor the 90° parking stall arrangements.
Planning Director Eisner pointed out that there are two options before
the Commission. The first would be to continue this matter for two weeks and
direct staff to hold an administrative hearing with the Village Merchants
Association for review of the plans. The other alternative would be to
come to a conclusion and send the matter on to the City Council.
Arroyo Grande Planning Commission, 7 -19 -83
Page 5
Mr. Eisner commented, as a point of .;clarification regarding Item #30
requiring full street improvements, that condition is a direct result of a
City Council policy that has been adopted by resolution, and if the appli-
cants wish to have that condition deleted, they would have to take the matter
up with the City Council.
After further discussion, on motion by Commissioner Olsen, seconded by
Commissioner Moots, and unanimously carried, the matter was continued for two
weeks to allow the Village Merchants Association to review the plans and
submit their input.
Mr. Bailey stated he is a little bit concerned because it seems they
have been singled out for special attention in the treatment that the design
theme is not consistent with the old town area. He pointed out that across
West Branch Street is a Shell station and across Branch Street is a Standard
station and, actually, what the bank is is a transition from the freeway area
moving towards the old town area. Chairman Gerrish stated that Mr. Bailey's
point is well taken, however, in his opinion, the special treatment is to the
bank's benefit, and he is concerned that we don't have the public input on
this project that is needed. He would prefer have that input now rather than
after the building is built.
Chairman Gerrish announced that Architectural'Review Case No. 83 -286
would be continued to the next meeting of August 2, 1983.
COMMITTEE APPOINTMENTS
Chairman. Gerrish advised that Committee appointments would be made
at the next meeting.