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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.