PC Minutes 1982-10-05i
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ARROYO GRANDE PLANNING COMMISSION.
October 51982
The Arroyo Grande Planning. Commission met'in regular session with Chairman
Gerrish presiding_ Present are.Commissioners Benhardt, Moore, Moots and
Pilkington.Commissioners Carrc. arid' Coleareabsent Planning Director Hays
is also in attendance:'.
REVIEW PLAN FOR CONTROLLING REAR ACCESS - PRIVATE RECREATION CENTER, 601 GRAND
AVENUE. (LAURA ZUMBRUM).
Planning Director. Hays advised that he had sent a letter to the applicant
indicating that they should be present at this meeting to present the required
plan and, if not, the Commission would consider action regarding revocation of
the Use Permit. He further advised he has received no response at all. Chairman
Gerrish stated that the matter would be held over to the end of the meeting for
further discussion.
COMMUNICATIONS
Planning Director Hays advised that at the last City Council meeting an
item was presented to the Council regarding the Pearwood matter. He reviewed
that the City intends to go in and reconstruct an existing drainage structure
through the rear of certain properties in the Pearwood Tract. At that Council
meeting, a question was brought up as to whether or not the Planning Commission
has reviewed this action with respect to the General Plan and environmental
determination thereon. The Council's action was to refer this back to staff
to investigate whether or not it need be referred to the Planning Commission.
He stated that the Public Works Director, the City Attorney and himself had
reviewed the matter and it is - their opinion that it need not go before the
Commission for review and determination since it is merely reconstruction of
an existing drainage structure. He commented that the idea now is to remove
all debris and renew the construction back to the way it was several years ago.
He further- noted_ that this is a ministerial project and is exempt from
environmental determination Chairman Gerrish commented that there is no point
in the Commission the matter if they are not going to take any action
on it.
Mr. Paul Geihs, Attorney for the Pearwood property owners, entered the
meeting- and_wa advised by Gerrish that the Commission does not
intend to discuss the Pearwood matter on a recommendation from City Attorney
Shipsey.-
PUBLIC HEARING - REZONING CASE NO. 82 -167, PROPERTY GENERALLY LOCATED ON THE
SOUTHWESTERLY CORNER. OF- ELM.STREET AND THE PIKE (ADJACENT TO THE 7 -11 STORE).
(MARTIN POLIN).
Planning Director Hays advised that the application is for rezoning of
approximately- 1- .25-acres -the -- corner of Elm Street and The Pike from "C -N"
Neighborhood_Commercial District to "R -3" Multiple Family Residential District.
He further advised that a the corner is developed with a 7 -11 Store,
and the area being: considered for rezoning lies between the store and an exist-
ing single family development.
Mr. Hays pointed out that_there is very little Neighborhood Commercial
zoning in the City and this proposal would substantially reduce the available
area. Also, another consideration that the Commission should discuss tonight
is the appropriateness of high density residential being placed next to single
family residences. He commented that he is not sure that the effect on the
neighborhood .would be any greater than if the commercial area was developed
to its full potential.
Mr. Hays also advised the Commission that the application includes a
request for a General Plan Amendment to change the Land Use Element desig-
nation from Neighborhood Commercial to High Density Residential and, therefore,
if the Commission recommends approval of the rezoning, they must also recommend
approval of the General Plan amendment to provide for the density. In addition,
the Commission must also make an environmental determination and, if the
Commission wishes to approve- the request, Mr. Hays recommended that they consider
a recommendation to the City Council approving a Negative Declaration.
Upon being assured by Planning Director Hays that public hearing for Rezoning
Case No. 82 - 167 had been duly published and property owners notified, Chairman
Gerrish declared the hearing open.
John Christianson, 1201 Russ Court, presented a petition with 85 signatures
of residents of the surrounding areas opposing the change to the Land Use Plan
and rezoning. He stated that most of the people are concerned about the increase
in the density of the neighborhood.
Arroyo Grande Planning'Commission, 10- 5782
Robert.Strong, Planning Consultant representing Martin Polin, stated that
the adjoining properties face away from the corner which was set aside.for
commercial development at the time the subdivision was approved, which was
probably 25 years ago. He commented that times have changed considerably since
that time and the modern day convenience is essentially provided out of
community facilities such as the new Lucky /Payless cen.ters:_on Grand Avenue,
which can provide far more quality, quantity and competitive prices than the
small scale market - and_,_. in essence, this piece of property was set aside for
a center which is now obsolete and is not economically feasible. He commented
that the owner is attempting to find a feasible residential use that could fit
on the property in of the neighborhood, and the residential use
is of less intensity to the adjoining properties. He further commented that
they do care about what the neighbors are concerned about in terms of designs
and, in his opinion, if the opposition represented by the petition could be
more specific__about what they -are opposed to, perhaps their concerns could be
addressed with a more specific design.
Mr. Harkleroad, 731 Elm Street; Mary DuChateau, 2557 Paul Place; F. E. Moeller
661 S. Elm St.;, D. G. Porter, 791 Paul Place; G. H. Marsilio, 660 So. Elm;
Charles Howell, 730 Paul_ Place; D. L. Ward, 681 La Vista Court; Mrs. Clark, 1190.
The Pike, spoke in opposition to the proposed rezoning and General Plan amendment
and expressed concerns regarding traffic, noise, drainage and loss of privacy.
C. E. Phillips, 216 Pearwood, inquired if Mr. Polin is going to continue owning
the apartments once they are built. Mr. Polin stated he has no intention of
retaining the apartments-. Mrs. Phillips commented that the upkeep on rental
properties in Arroyo Grande is not very good.
There__being -.no- further comments for or against the proposed rezoning,
Chairman Gerrish declared the hearing closed.
Commissioner Moots stated, in his opinion, this.land should remain
Neighborhood - Commercial because we have very little of it in the City; also,
the people who - live -out there knew it was Commercial when they purchased
homes there. Comrissioner__Pilkington stated he is against the change
because it would:_be - spot zoning; - also, the corner is a bad corner and the
traffic flow has ==-a bad design.. Commissioner Benhardt stated he didn't feel
the City should-give up this_commercial zoning, and he didn't think apartments
or condominiums - should be jammed - in there. Commissioner Moore expressed his
concurrence with the. other Commissioners' comments and added that there is a
severe drainage:problem there that has not been solved and to add 20 more
units is going create some runoff for somebody to either trench or pond.
Chairman Gerrishcommented__he feels it would be unfortunate to looseathis
commercial zone_and he doesn't feel a multiple density zone is proper for .
that area.
After further discussion, the following action was taken:
RESOLUTION NO. 82 -927 Z
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE RECOMMENDING DENIAL OF AN AMEND-
MENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO
GRANDE AS PROVIDED BY CHAPTER 4 ZONING, ARTICLE 32
OF SAID CODE.
On motion by Commissioner Moore, seconded by Commissioner Benhardt, and
by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Moore, Moots, Pilkington and
Chairman Gerrish
NOES: None
ABSENT: Commissioners Carr and Cole
the foregoing Resolution was adopted this 5th day of October 1982.
RESOLUTION NO. 82 -928 GP
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE RECOMMENDING DENIAL OF AN AMEND -
MENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN.
On motion by Commissioner Benhardt, seconded by Commissioner Moore, and
by the following roll call vote, to wit:
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Arroyo Grande Planning Commission, 10 -5 -82
AYES:-`' Commissioners Benhardt, Moore, Moots, Pilkington and
Chairman Gerrish
NOES: None
ABSENT: Commissioners Carr and Cole
the foregoing Resolution was adopted this 5th day of October 1982.
PUBLIC HEARING - GENERAL PLAN AMENDMENT - LAND USE ELEMENT, "A" AGRICULTURAL
DISTRICT.
Planning Director Hays advised that the Commission and Council recently
amended the Zoning Ordinance to provide for 1 -1/2 acre minimum building sites
in the "A" Agricultural District and for 5 acre minimum building sites on
"A" zoned land which have Class I and II soils. He further advised that the
Land Use Element of the General Plan must now be amended to reflect this
change. The Agriculture designation now shows a 5 acre parcel size on Class
I and II soils and now provides a separate designation for the remainder of
the areas zoned "A" (1 -1/2 acre minimum size). He pointed out that what he
is proposing to do to make the Land Use Element and Zoning compatible is to
add a new pattern on the map itself showing that it is zoned "A" and is 1 -1/2
acre minimum in conformance with the zoning and it is not on Class I and II
soils. Everything on Class I and II soils will continue to have the same
land use designation.
Upon being assured by Planning Director Hays that the proposed amendment
to the Land Use Element of the General Plan had been duly published, Chairman
Gerrish declared_the hearing open. There being no comments for or against the
proposed amendment, Chairman Gerrish declared the hearing closed.
With regard- the environmental determination, Planning Director Hays
recommended that Commission_ make a recommendation to the City Council
that a Negative Declaration be -filed on the proposed change On motion by
Commissioner-Moore, seconded -by Commissioner Benhardt, and unanimously carried,
recommending to the City•Counci1 that a Negative Declaration be filed on the
amendment to the_- :Land.Use Element of..theGeneral Plan
After further - - discussion -, the following action was taken:
RESOLUTION NO. 82 -929 GP
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE :RECOMMENDING APPROVAL OF AN AMEND -
MENT TO THE LAND - USE ELEMENT OF THE GENERAL PLAN.
On motion -- by Commissioner- . seconded by Commissioner Pilkington,
and by the :following roll call vote, to wit:
AYES: Commissioners Benhardt, Moore, Moots, Pilkington and
Chairman Gerrish
NOES: None
ABSENT: Commissioners Carr and Cole
the foregoing Resolution was adopted this 5th day of October 1982.
PUBLIC HEARING (CONTINUATION) - REZONING CASE NO. 82 -165, ZONE CHANGE FROM
"RA-B3" RESIDENTIAL AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT
DISTRICT, MAY AND PASEO STREETS. (JEFFREY CARRITHERS).
Planning Director Hays requested that this item be continued to the first
meeting in November. --The Commission concurred and Chairman Gerrish advised
the audience that Rezoning Case No. 82 -165 would be continued to November 2,
1982.
REVIEW COMMITTEE ACTION - ARCHITECTURAL REVIEW CASE NO. 82 -265, REVIEW OF
SIGNS AT TOWN AND COUNTRY SHOPPING CENTER, GRAND AVENUE.
Page 3
Planning Director Hays advised that the situation in the Town and Country
Shopping Center is that there is approved sign criteria for all of the different
tenants that are going into the Center and, apparently, the owners feel they
have a problem relative to proper advertising in the corner of the building
where the two corners come together. The proposal is to authorize the exist-
ing clock tower for advertising of a tenant.
Arroyo Grande Planning Commission, 10 -5 -82
Page 4
Randy'Hotle, applicant for the sign, presented diagrams of the proposed
sign and explained the. reasons for the request. After a brief discussion,
on motion by Commissioner Pilkington, seconded by Commissioner.Moore, motion
carried with two abstintions, granting approval to have a commercial sign
located on the clock tower at the Town and Country Shopping Center.
REVIEW COMMITTEE ACTION - ARCHITECTURAL REVIEW CASE NO. 82 -266, SHOPPING
CENTER ON TRAFFIC WAY.
Planning Director Hays reviewed plans for a proposed shopping center on
Traffic Way. He stated that 237 parking spaces are being proposed for the
site, which is in conformance with the ordinance relative to parking spaces.
He pointed out that the site is in the Highway Service District and the pro-
posed uses are in conformance with the Zoning Ordinance and, therefore, all
that is needed is architectural approval of the Committee. The Architectural
Review Committee met last week and recommended approval of the development
subject to the 8 conditions listed in their report. After a brief discussion,
Architectural Review Case No. 82 -266 was approved subject to the conditions
listed in Architectural Committee Action, dated September 29, 1982, on motion
by Commissioner Benhardt, seconded by Commissioner Pilkington, and unanimously
carried.
CONTINUATION - REVIEW PLAN FOR CONTROLLING REAR ACCESS - PRIVATE RECREATION
CENTER, 601 GRAND AVENUE. (LAURA ZUMBRUM).
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The Commission briefly discussed this item relative to receiving no response
to the Commission's request-.for a plan for controlling the rear access to the
property. Planning Director Hays advised that a public hearing would be necessary
to consider. revocation of the Use Permit. After a brief discussion, Mr. Hays was
directed - to set the - public hearing for the next Commission meeting of October 19,
1982.
ADJOURNMENT
There being -no further business before the Commission, the meeting was
adjourned by the: Chairman at 8:55 P.M.
ATTEST:
AA4:
Secretary .1 Chairman
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