PC Minutes 1983-06-07ARROYO GRANDE PLANNING COMMISSION
June 7, 1983
The Arroyo Grande Planning Commission met in regular session with
Chairman Gerrish presiding. Present are Commissioners Benhardt, Carr, Cole,
Moore, Moots and Pilkington. Public Works Director Karp and City Manager
Mack are also in attendance.
MINUTE APPROVAL
Upon hearing no additions or corrections, the minutes of the regular
meeting of May 17., 1983 were approved as prepared on motion by Commissioner
Benhardt, seconded by Commissioner Carr, and unanimously carried.
REVIEW OF LANDSCAPING PLANS - THE HAPPY STEAK RESTAURANT, OAK PARK PLAZA.
Public Works Director Karp briefly reviewed the proposed landscaping
plans for The Happy Steak Restaurant in Oak Park Plaza. He noted that the
Commission had required review of the landscaping plans as a condition of
the Architectural Review Committee Action.
After.a brief discussion, landscaping plans for the Happy Steak
Restaurant were approved on a motion by Commissioner Moore, seconded by
Commissioner Benhardt, and unanimously carried.
PUBLIC HEARING - LOT SPLIT CASE NO. 83 -381, 1045 MAPLE STREET. (RICHARD'DE BLAUW).
Public Works Director Karp briefly reviewed the proposed split, noting that
there are four "R -1" parcels being created, all of which exceed the minimum of
6,000 sq. ft. Mr. Karp read a letter dated June 3, 1983 from William. and Maizie
Cherry, 202 Alder Street, stating their opposition to the proposed lot split.
Upon being assured by Public Works'Director Karp that public hearing for
Lot Split Case No. 83 -381 had been duly published and property' owners notified,
Chairman Gerrish. declared the hearing open.
Spencer Thomas, 1015 Sunset Drive; Mrs. Vern Schlick;. 1024 Maple Street;
Howard Keyser, 1031 Maple Street; M. A. Bakke, 1032 Maple and Mrs.
Jack Rhinehart, 1059 Maple Street spoke in opposition to the proposed lot split .
because of additional traffic, noise, congestion, and the fact that they do not
want to see the large lots in the area "chopped" up into minimum size lots.
Bob Manning stated he owns property in the area and is in favor of the
proposed lot split:
Richard DeBlauw, applicant, spoke in favor of the requested split.
He stated he would like to have the driveway limited to 16 ft. access rather
than 25 ft. for the first portion because a 25 ft. wide drive would run
right into that first big oak tree. Mr. De Blauw commented that there seems
to be some concern among the neighbors that he is planning to build some
multiple type structures on the lots; his plans are to put one house on each
lot.
Upon hearing no further comments for or against the proposed lot split,
Chairman Gerrish declared the hearing closed.
Commissioner Moore commented that he would abstain from discussion and
voting because he lives only a block and a half from the property in question.
Commissioner Cole stated she is in favor of the lot split because the
City has stated that we are going to stay within our City Limits and, in
her opinion, we have certain committments to people that live within the
community; also all of the lots are larger than minimum size. She also noted
that all of the services are already in within that area so we are not putting
a strain on the facilities that exist within Arroyo Grande. Commissioner Moots
stated he agrees with Commissioner Cole,and the Fair Oaks area is made of
these large lots and are breaking up. Commissioner Pilkington stated he is
in favor of the proposed lot split. He commented that the proposed lots are
certainly not a minimum sized lot, and the developer is going to put single
family residences in there instead of condominiums. Commissioner Carr stated
he looked at the property and, in his opinion, it is a lovely piece of land
and should be preserved and not chopped up into smaller lots. Commissioner
Benhardt stated he would be in.favor of a 16 ft. driveway to eliminate any
possible damage to the oak trees. Chairman Gerrish stated, in his opinion,
it is a shame to take a piece of property like this and cut it up, but the
Ordinance allows it and it is permissible. He further commented that if we
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Arroyo Grande Planning Commission, 6 -7 -83 Page 2
are going to save those large lots, then. the Ordinance should be changed.
With regard to the request for a 16 ft. driveway, Public Works Director
Karp stated that 16 ft. would be the very minimum and he would not want to set
a precedence, however, there are some overriding concerns relative to those
large oak trees and, in his opinion, the developer has been very sensitive to
the area in that he is attempting to save all of the trees.
Commissioner Carr read a portion of the Subdivision Ordinance, Sec.
9 -3.608 as follows: "...The Commission shall determine whether the tentative
map is in conformity with the provisions of the Subdivision Map Act of the
State and this chapter and, upon that basis, approve, conditional approve, or
disapprove the map and report such action directly to the subdivider. The
Commission, in addition to any other causes therefor, may disapprove a ten-
tative map because of flood hazards or precedent to approval of the map.
The Commission shall recognize and accept public input during this process of
approval, conditional approval, or disapproval of the tentative map ". Public
Works Director Karp commented that he cannot interpret a precedent.
Commissioner Carr moved that this item be continued to the next meeting
pending an explanation of that clause in the Subdivision Ordinance. Motion
died for lack of a second.
After further discussion, on motion by Commissioner Cole, seconded by
Commissioner Pilkington, and carried with one "no" vote and one abstention,
Lot Split Case No. 83 -381 was approved subject to the conditions listed in
Minor Subdivision Committee Action, dated June 1, 1983, with the following
amendments:
Amend Item "e" to read:
"Proposed access shall be paved at 25 ft. across Parcel 1 to
the drip line of the first tree and then 16 ft. thereafter."
Add Item "j" as follows:
"Front lot line be placed at 90 ft. instead of 87 ft."
PUBLIC HEARING - LOT'SPLIT CASE 'NO. 83- 382;'291 JAMES WAY: (ROBERT AND BARBARA
, 'PLUMB).
Public Works Director Karp briefly reviewed the proposed lot split.
He advised that the location of the site is on the easterly frontage of James
Way and northerly of Coalina Street.
Upon being assured by Public Works Director. Karp that public hearing for
Lot Split Case No. 83 -382 had been duly published and property owners notified,
Chairman Gerrish declared the hearing open.
Jim McGillis, 132 Bridge Street, stated he is in favor of the lot split.
He commented that he has three sons that were born here, raised here and went
to school here, and now they are out in the community looking for homes and
there is nothing available to them.and, in his opinion, this is a real need.
Rob Plumb, applicant, stated he would be willing to meet the suggested con-
ditions. Mr. Plumb commented regarding the property that is being developed
below him, stating they have just recently completed the grading, and the
sidewalk on this property is 8" below the road and the curb and gutter is
15" below the road. Mr. Karp advised Mr. Plumb that his engineer will have
to design the street in front of his property, and he will send an inspector
out to check the condition described by Mr. Plumb.
Mr. Ed Dalquist, stated he lives next door to the proposed lot split
and he has no objections to the request.
Upon hearing no further comments for or against the requested lot split,
Chairman Gerrish declared the hearing closed.
Commissioner Moore stated that this would allow more run off into the
Tally Ho Creek, and the flooding problem has not been solved yet.
Arroyo Grande Planning Commission, 6 -7 -83
After a brief discussion, on motion by Commissioner Cole, seconded by
Commissioner Moots,! motion carried with one "no" vote, approving Lot Split
CaseiNo. 83 -382 .subject to ,the 'conditions listed in Minor Subdivision Committee
Report dated June 1, 1983.
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PUBLIC HEARING - USE PERMIT CASE NO. 83 -347, 22' CONDOMINIUM COMPLEX IN THE
"R -3" MULTIPLE FAMILY RESIDENTIAL DISTRICT, 163 AND 167 BRISCO ROAD. (WM. IRVINE/
KIRBY GORDON).
Upon being assured by Public Works Director Karp that public hearing for
Use Permit Case No. 83 -347 had been duly published and property owners notified,
Chairman Gerrish declared the hearing open.
Mr. Kirby Gordon, 260 Coral Court, Pismo Beach, applicant, spoke in favor
of the Use Permit being granted. He stated the intent is to build 22 units on
a parcel on Brisco Road. He further stated they feel this is a particularly
good use for this site because it does back up to the school. It is an opportunity
to have some low cost housing because 1, 2 and 3 bedroom units are being proposed.
He pointed out there are 8 one bedroom units and, for this reason, they are ask-
ing the Commission not to impose the guest parking requirements.
In response to Commissioner Carr's question regarding the parking,
Chairman Gerrish advised that the plan provides parking according to the
Ordinance, however, it has been the policy of the Commission from time to
time to require guest parking.
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Upon hearing no further comments for or against the proposed Use Permit,
Chairman Gerrish. declared the hearing closed.,
After a brief discussion, the following action was taken:
RESOLUTION NO. 83 -941 U.
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 83 -347.
On motion by Commissioner Benhardt, seconded by Commissioner Cole, and
by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Carr, Cole, Moore, Moots
Pilkington and Chairman Gerrish
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 7th day of June 1983.
Architectural Review Case No 83 -279.
There being no discussion, on motion by Commissioner Benhardt, seconded
by Commissioner Cole, and unanimously carried, Architectural Review Case No.
83 -279 was approved subject to the conditions listed in Architectural Review
Committee Action, dated June 1, 1983.
PUBLIC HEARING - VARIANCE CASE NO. 83 -91, REDUCTION OF REQUIRED FRONT YARD AND
SIDE YARD SETBACKS IN THE "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT, 1049 FAIR
OAKS AVENUE. (B. J. AND H. A. WACHTMANN).
Public Works Director Karp briefly reviewed the request. He stated that
the ordinance provides that you may have on a corner lot 20 ft. front yard
and a 10 ft. side yard setback, and the Variance request is to have a 10 ft.
setback on both frontages. He advised that staff has no problem with site
distance as the main building will continue to be set back 20 ft. from Beech
Street, and the addition of a spa and proposed 6 ft. fence will not adversely
affect traffic site distance at the intersection of Beech Street and Fair Oaks
Avenue. Mr. Karp further stated that staff does not feel the request would be
inconsistent with the surrounding neighborhood and would recommend that the
Variance be granted.
Upon being assured by Public Works Director Karp that public hearing
for Variance Case No. 83 -91 had been duly published and property owners noti-
fied, Chairman Gerrish declared the hearing open. There being no comments
for or against the proposed Variance, Chairman Gerrish declared the hearing
closed.
After a brief discussion, the following action was taken:
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Arroyo Grande Planning Commission, 6 -7 -83 Page 4
RESOLUTION-NO. 83 -942 V
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO.
83 -91.
On motion by Commissioner Moore, seconded by Commissioner Cole, and by
the following roll call vote, to wit:
AYES: Commissioners Benhardt, Carr, Cole, Moore, Moots,
Pilkington and Chairman Gerrish
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 7th day of June 1983.
CONTINUATION.1PUBLIC HEARING CLOSED) - REZONING CASE NO. 83 -169, PROPOSED AMEND-
MENT TO ORDINANCE NO. 140 C.S., CHANGING THE LAND USE OF LOT 7, TRACT 604, OAK
PARK ACRES FROM MEDIUM HIGH DENSITY TO LOW DENSITY RESIDENTIAL. (SAN LUIS
ENGINEERING, INC., AGENTS FOR J. E. FOREMASTER).
Chairman Gerrish reviewed that at the last meeting the Commission directed
the staff to come up with appropriate amendments to Ordinance 140 C.S. Jim
McGillis., San Luis Engineering, commented that their request was to add the use
of single family residential; not to delete the multiple family. He stated that
basically what they would like to be able to do is to be able to present a
single family detached plan.
Ella Honeycutt, 560 Oak Hill Road, inquired if that was the area where
the developer was to put some low cost housing in for young people and senior
citizens? She stated that the Council was very adamant at that time to provide
this type of housing.
After a brief discussion regarding the amendment, Mr. McGillis requested,
on behalf of the applicant, a continuance on the matter for two weeks. On motion
by Commissioner Cole, seconded by Commissioner Moots, and unanimously carried,
Rezoning Case No. 83 -169 was continued to the next regular Planning Commission
meeting.
SPHERE OF INFLUENCE STUDY
City Manager Mack briefly reviewed the Sphere of Influence Study and
summarized the comments and recommendations of the LAFCo staff.
Chairman Gerrish opened the matter for audience discussion. Ella
Honeycutt, 560 Oak Hill Road, stated that thd`:.: Coastal San Luis Resource
Conservation District was very pleased and would like to compliment the
City of Arroyo Grande for their efforts in protecting the prime farm land.
She further stated that, in reviewing the report, they found with the South
San Luis Obispo Sanitation District there needs to be some wording change;
they talked about just the prime agricultural land, and the District feels
that needs to be addressed. Also, another area that needs to be corrected
is the Stem Area; LAFCo staff indicates that is non - agricultural, however,
that was the strawberry land and, in her opinion, that matter needs to be
addressed.
Jim McGillis, San Luis Engineering, stated he feels the LAFCo staff makes
a good point when they talk about water shed areas, and if the City is going
to control the water, the Printz Road area is especially important to take a
look at.
In answer to Chairman Gerrish's question if there is any policy on
referral of development within the County, Public Works Director Karp
advised that there is an informal policy. Mr. Mack stated that there are
positive indications that perhaps there will be a great deal of coordination
in the future to the extent that Supervisor Brackett has agreed to work with
him in developing some kind of policy that could be applied in the Arroyo
Grande fringe area that might get the standards closer together. He commented
that such a policy would be tried as an experiment in this area before the
County would want to look at it in other incorporated areas..
The study on the Sphere for Pismo Beach was discussed. Mr. Mack stated
this has been a great concern to him and, from the water shad prospective,
Arroyo Grande Planning Commission, 6 -7 -83
Page 5
his concern is that he has seen the standards to which development occurs on
the Pismo Beach side of the street and the densities appear to be substantially
different; Arroyo Grande will assume the majority of the drainage problems. It
is his feeling that the party with the water shed problem should have the
greatest say on how the water shed is developed, He commented that he would
hope that the LAFCo report would continue to id`Ontify that area as "no man's
land."
Commissioner Carr stated he is concerned about extending the Sphere of
Influence because ultimately we are going to have to extend ourselves with
regard to resources. Chairman Gerrish pointed out that on Page 47 the report
states that the City can't provide services for anything other than what we
have now and, in his opinion, it is pretty strong and someone would be hard
pressed to say Printz Road is within our Sphere of Influence and we say we
cannot serve that area. Commissioner Moore suggested that if anyone has any
comments to make, they should make them in writing. He stated that, in his
opinion, the ideal place to plan is through water shed lines; not the lot
lines. Chairman Gerrish stated that possibly this Commission can come to
an agreement on certain areas and.make'some comments to the City Council.
He further stated that he feels Mrs. Honeycutt's comments regarding the
Stem Area on Page 38 should be changed because it was agricultural land when
it was annexed to the City. His other concern is that the City have some
input on the Oak Park Corridor. He commented that perhaps a recommendation
can be made to LAFCo that the Oak Park Corridor be included in that study;
they have looked at all of the other areas so why should they leave that out.
Commissioner Moots stated he is in agreement with Chairman Gerrish's comments
that the Oak Park Corridor should be included in the study.
Commissioner Carr commented that Pages 40 through 48 there are 7 items
listed, and each one of those items have a recommendation or no recommendation.
He stated, , in reading the report, he found himself being in agreement with .
each one of the recommendations made by the LAFCo staff and it may be approp-
riate, if the Commission feels the same way, to recommend that to the City
Council. Chairman Gerrish stated he feels the recommendations are good and
are reasonable recommendations, and his only concern is he feels the Oak Park
Corridor belongs in this study. Commissioner Carr stated his feelings that
if the City took '.into its Sphere those areas recommended in the study, they
would be masters of their own destiny.
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After further discussion, on motion by. Commissioner Pilkington,
seconded by Commissioner Benhardt, motion carried on a 4 to 3 vote, that
City Manager Mack present a summarization of the comments that have been
made by this Commission tonight to the City Council at their June 14th
meeting, and if anyone has any additional comments, they should present them
at that meeting. Commissioner Carr stated his feelings that the Commission
is disregarding their responsibilities by turning it over to City Hall, and
he would feel much better if the Commission would come up with a recommendation.
ARCHITECTURAL REVIEW CASE NO. 83 -278, GREENHOUSE DISPLAY ADDITION, 1107 EL CAMINO
REAL. (DAY CONSTRUCTION CO.)
Public Works Director Karp briefly reviewed the proposed plans, and ad-
vised that the proposal meets the setback requirements. After discussion,
Architectural Review Case No. 83 -278 . was approved subject to the condition
listed on Architectural Review Committee Action, dated June 1, 1983.
ARCHITECTURAL REVIEW CASE NO. 83 -280, PATIO ADDITION TO RESTAURANT, 1351
GRAND AVENUE. (KINGS FISH & CHIPS).
Public Works Director Karp advised that the applicant will be upgrading
the existing parking facilities, and he will be able to pond any additional
drainage water. There being no further discussion, on motion by Commissioner
Benhardt, seconded by Commissioner Moore, and unanimously carried, Architectural
Review Case No. 83 -280 was approved subject to the conditions listed in
Architectural Review Committee Action, dated June 1, 1983.
ARCHITECTURAL REVIEW CASE NO. 83 -281, REMODEL /ADDITION TO PROFESSIONAL COMPLEX,
CORNER OF HALCYON ROAD AND DODSON WAY. (DR. ROBERT MANNING).
Public Works Director Karp advised that this represents the first phase
of the professional complex that the Commission had previously approved.
After a brief.: discussion, Mr. Karp suggested that Item No. 2 of the recommended
conditions be amended as follows: "Developer shall provide permanent easements
for parking and access on adjacent lots in conformance with previously approved
development plan for the project. Easements to��be recorded prior to issuance of
a building permit ". Mr. Karp also suggested that Condition No. 4 be deleted.
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Arroyo Grande Planning Commission, 6 -7 -83 Page 6
After discussion, on motion by Commissioner Cole, seconded by Commissioner
Pilkington, and unanimously carried, Architectural Review Case No. 83 -281 was
approved subject to conditions listed in Architectural. Committee Action, dated
June 1, 1983, with the amendments to Item No. .2 and deletion of Item No. 4
as suggested by Mr. Karp.
ARCHITECTURAL REVIEW CASE NO. 83 -282, NEW STRUCTURE, SOUTHWEST CORNER OF BRANCH
AND MASON STREETS. (PRODUCTION CREDIT ASSOCIATION).
City Manager Mack reviewed the proposed project and the conditions
recommended by Public Works Director Karp in his letter dated June 1, 1983.
With regard to Condition 'No.' 4; Mr. Mack advised it would be the City's
responsibility to relocate the SCAT bus stop in this location.
Mr. Mack stated that the developer wishes to-utilize the 10 ft. section
along the creek bank to benefit the occupancy of the proposed development and
construct a fence which would prevent public access. He stated it is his re-
commendation that the Council authorize Production Credit Association develop-
ment on the 10 ft. section, including fences, but that the dedication be re-
quired and the City grant a revocable license for the 10 ft. section permit-
ting them to encroach upon that area.
Mr. Mack stated also that an appeal from the applicants has been
received relative to the requirements recommended by the Architectural Review
Committee that either the applicant provide for the full 15 required parking
spaces, or it may reduce those spaces, if approved by the City Council, if .
the applicant wishes to participate in the Downtown Parking Assessment District.
He stated it is his recommendation that the City waive the 6 parking spaces if
the applicant agrees to voluntarily join the Parking Assessment District and
pay fees as is required of other CBD developments. For the Commission's in-
formation, Mr. Mack noted that financial instutitions are exempt from
participating in Parking Assessment Districts, however, they can participate
on a volunteer basis.
Ella Honeycutt, 560 Oak Hill Road, commented that there is a problem
with parking in that area and, if Scolari's is going to put 'a .shopping.
center in there there will be a lot more traffic, and the drawings do not
look_ too . appealingj .
Ken McIntyre, representing the applicant, stated it is not their intent
to confuse the issue with the Assessment District and their request. Their
request is simply based on their interpretation on what the Ordinance will
allow them to ask for and, in his opinion, there is a hardship involved in
this case. He briefly reviewed the property lines and the usable space in-
volved on this site. He Stated>that, basically as far as.the parking issue
is concerned, the applicant is asking that the Commission find that they do
have a hardship and consider waiver of the six parking spaces.
Mr. McIntyre stated the applicants concur with the other conditions
and they also concur with Mr. Mack's comments regarding the open space.
However, they are concerned about Item No. 6 of the recommendations relative
to the width of the driveway. being 24 ft., and the applicant is proposing a
16 ft. driveway.
Commissioner Carr stated his concerns about placing the parking lot
in the front and his feelings that this will seriously detract from the
downtown area. Mr. McIntyre commented it was their feeling that the attractiv-
ness of the creek afforded a much better view for their offices than the main
street, and it also gets the offices away from the noise of the street.
Commissioner Carr stated, in his opinion, it would be a mistake for the City
to allow this to happen and such a project should be designed to be pleasing
to see from the street and the outside as well. He further stated he would
urge the. Commission to take some kind of action to flip -flop the project
around so that it would conform to the rest of the area. Commissioner
Benhardt commented if the building is moved up to the corner, a blind spot
would be created. Chairman Gerrish stated his feeling is that the applicant
is not entitled to any special treatment because of the configuration of the
site. Commissioner Cole stated she has no problems with the reduction of
the number of parking spaces, however, she does feel that they are coming into
an especially fine area and they shouldn't be excused from some of the
requirements and she feels they should belong to the District. Commissioner
Moots stated, in his opinion, they should join the District like the rest
of the businesses in the area. Commissioner Pilkington referred to Condition
No. 10 of the requirements, stating that the Fire Chief had pointed out that
this item should remain as a requirement.
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Arroyo Grande Planning Commission, 6 -7 -83
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After further discussion, on motion by Commissioner Cole, seconded by
Commissioner Benhardt, motion carried with 3 "no" votes, Architectural Review
Case No. 83 -282 was approved subject to the recce ended conditions listed in
Mr. Karp's letter dated June 1, 1983 amended as
Item No. 4. If so desired, the City shall arrange with SCAT
for relocation of the bus stops which are presently
located on the frontage of the properties.
Item No. 6. The Access to the parking lot shall be widened
to a minimum of 16 ft.
Item No' ; -9.a. Reduction in overall parking requirements to 9
spaces, if the applicant agrees to voluntarily join the
Parking Assessment.District and to pay'normal fees,
subject:.to City:Council approval as required by Ordinance.
b. The compact parking as presented by the applicant is
approved subject to the aforementioned reduction.
Item No
Item No. 11. Delete.
ARCHITECTURAL REVIEW CASE NO. 83 -283, ADDITION OF PLAYGROUND FACILITY,
MC DONALD'S RESTAURANT, 410 GRAND AVENUE. (KEITH HANDLEY).
Public Works Director Karp briefly reviewed the plans for the proposed
playground facility. He noted that the applicant is propo to re- landscape
the front of the property. He pointed out that in the "H -S" District, 5% of
the area is required for landscaping. x
There being no discussion, on motion by Commissioner Cole, seconded by
Commissioner Benhardt, and unanimously carried, Architectural Review Case No.
83 -283 was approved, subject to the condition listed in Architectural Committee
Action, Dated June 1, 1983.
RECOMMENDATIONS RE: :CRANNY .HOUSING (SB 1160 AND SB 1584).
City Manager Mack recommended that the Commission delay consideration
of the proposed ordinance until July when the new Planning Director will be
present to provide recommendations to the Planning Commission and City Council.
The Commission was in agreement with Mr. Mack's recommendation.
APPOINTMENT - ARCHITECTURAL REVIEW COMMITTEE
In response to Mr. Mack's recommendation that the new Planning Director,
Stan Eisner, be appointed to the Architectural Review Committee, Chairman
Gerrish formally appointed Mr. Eisner to the Architectural Review Committee.
COMMUNICATIONS
Commissioner Moore requested that this Commission recommend that the
City Council review the Planned Development Ordinance at their meeting of
June 14th. Mr. Karp pointed out that the Mr. Eisner would have no input for
that meeting. Chairman Gerrish suggested that this matter be considered in
July when the new Planning Director is on board. He recommended that if Com-
missioner .- Moore . any specific concerns, that he sit down and discuss them
with Mr. Eisner.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned at 11:30 P. M.
ATTEST:
499
500