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PC Minutes 1982-05-04ARROYO GRANDE PLANNING COMMISSION May 4, 1982 The Arroyo Grande Planning Commission met in regular session with Vice Chairperson Cole presiding. Present are Commissioners Moots, Pilkington and Sebastian. Commissioners Benhardt, Saruwatari and Chairman Gerrish are absent. Planning Director Hays is also in attendance. MINUTE APPROVAL The minutes of the regular meeting of April 6, 1982 were approved as prepared on motion by Commissioner Pilkington, seconded by Commissioner Moots, and unanimously carried. COMMUNICATIONS Planning Director Hays referred to Tentative Tract #944, "Arroyo Del Mar ", which is a 27 unit condominium project on Ash Street approved by the Commission in August of 1981. He stated that the developer has requested that this matter be brought back to the Commission because. phasing was not shown on the tentative map. The applicants would like to have the.Commission' approval to allow them to show three phases even though the project will be built all at one time, and they are willing go along with the condition that it be constructed all at one time because that is their intent. The reason they are requesting that phasing be shown on the tentative map is because in the government loan process, 50% of the 27 units would have to be sold, but by showing phasing on the tentative map, only 50% of a phase would have to be sold and then those escrows could close. The Commission expressed some concern regarding time constraints on the phasing and,•after a brief discussion, the matter was continued to the next meeting so that further information could be provided to them for their decision. PUBLIC HEARING LOT SPLIT CASE._NO. 82 -376; . (.LOT .LINE ADJUSTMENT); PARCELS A, B AND D OF PARCEL MAP AG 80 -44, NORTHEAST CORNER'OF GRAND AVENUE & COURTLAND STREET, "TOWN AND COUNTRY SQUARE ". ASINPSON LAND SURVEYING; INC AGENTS FOR THE APPLICANTS). Planning Director Hays advised that this lot line adjustment is before . the Commission because of an error made in the physical placement of the Lucky Market complex, and the new lines reflect the. "as built" condition of the shopping center itself. He noted that the Minor Subdivision Review Committee recommended approval subject to the condition that a Mylar copy of the recorded map be furnished to the City. Upon being assured by Planning Director Hays that public hearing for Lot Split Case No. 82 -376 had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. There being no comments for or against the proposed lot split,'Vice Chairperson Cole declared the hearing closed. After a brief discussion, Lot Split Case No. 82 -376 was approved subject to the condition recommended by the Minor Subdivision Review Committee, on motion by Commissioner Sebastian, seconded by Commissioner Pilkington, and unanimously carried. PUBLIC HEARING SUBDIVISION REVIEW, TENTATIVE SUBDIVISION MAP, TRACT NO: 1000, AN 18 UNIT CONDOMINIUM PROJECT, PROPERTY GENERALLY LOCATED BETWEEN SO. 'ELM STREET AND ASPEN STREET NORTH OF'ASH. (ASPEN VILLAGE INVESTORS). Planning Director Hays reviewed that at the regular meeting of March 3, 1981 the Commission approved a Use Permit to allow 18 condominiums to be developed on this site, and they also gave architectural approval to the project. The applicants have.,.now submitted a Tentative Subdivision Map for the Commission's approval, and this map is consistent with the approved Use Permit.and architectural approval. Mr. Hays pointed out that the proposal has been reviewed by the Sub- division Review Board and they are recommending approval subject to the 9 recommended conditions of approval of the subdivision map. Upon being assured by Planning Director Hays that public hearing for Tentative Subdivision Map, Tract No. 1000, had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. Mr. Kirby Gordon, 260 Coral Court, Pismo Beach, one of the applicants for the project, spoke in favor of the Proposed subdivision. Upon hearing no further comments for or against the proposed subdivision, Vice Chairperson Cole declared the hearing closed. 417 18 Arroyo Grande Planning Commission, 5 -4 -82 With regard to the Environmental Determination, Planning Director Hays recommended that the Commission approve a Negative Declaration for this sub- division and, after a brief discussion, the following action was taken: RESOLUTION NO. 82 -896 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL DETER- MINATION. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. With regard.. to Condition #8 of the recommended conditions of approval for Tract No. 1000, Commissioner Sebastian requested some background infor- mation relating to this condition. requiring "That the applicant shall comply with any appropriate conditions of the Regional Water Quality Control Board ". Planning Director Hays advised that approximately two weeks ago the Regional Water Quality Control Board sent a letter to the City, indicating that from that point further that any building permit issued involving any disturbance of soil or requiring a grading permit, shall be reviewed by the Water Quality Control Board. He noted that right now the City is sending all applications for permits to the Board for their review; and this may be modified to indicate only certain areas, or it may stay City -wide. He pointed out that it is his. understanding that the staff review will take approximately 120 days. Commissioner Sebastian stated he would hope that on a project like this that is bounded on all sides by existing streets where we have existing drainage plans for the City and not really on the fringe of the community,: that we would endeavor not to have them be bothered. Planning Director Hays commented that the City is stressing that point, whereby in the in -fill areas of the City that would be completely taken care of by our own drainage system and, therefore, they should not be concerned about them. Mr. Gordon stated that a review period of 120 days would have a major impact on them because four months down the line puts them finishing up at the beginning of the rainy season. Commissioner Sebastian stated he would like to see this Commission, as a recommending body to the City Council, recommend that Item #8 on this particular project be deleted. He pointed out that 120 days is an unreasonable amount of time in this particular case, since we already have an approved drainage plan that takes care of this particular project which will drain into the Elm Street ponding basin. After further discussion, the following action was taken: RESOLUTION NO. 82 -897 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1000, AND REFERRAL TO THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. PUBLIC HEARING - TENTATIVE SUBDIVISION.MAP, TRACT NO. 1056, A 6 LOT PLANNED UNIT RESIDENTIAL DEVELOPMENT, S0. ELM STREET. '(WYNN./ McHANEY /ROSENTHAL). Planning Director Hays stated that earlier this year the Commission approved a Use Permit for this condominium project for 6 units, subject to the applicants being able to meet the Ordinance requirements for the development.and, - subsequently, a map was submitted with 6 residential lots and one common lot. e. Page 2 1 1 Arroyo Grande Planning Commission, 5 -4 -82 Page 3 He pointed out that it was the recommendation of the Subdivision Review Committee that the proposal did not meet the Ordinance requirements and they recommended denial of the map as submitted. Mr. Hays advised that the applicants have re- designed their project deleting one residential unit, resulting in 5 residential lots and one common area, and this modification makes. the project more workable for the site. He stated that the Subdivision Review Board recommends that the Commission approve the subdivision subject to the 11 conditions in their report, dated April 28, 1982. Upon being assured by Planning. Director Hays that public hearing for Tentative Subdivision Map, Tract No. 1056 had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. Mr. Rosenthal, representing the developers of the project, stated they have eliminated one. of the units to get the development approved and they have exceeded the minimum open space requirements. He further stated they would. like to get the project approved as soon as possible so they can get started with the construction. Commissioner Sebastian commented that.the previous plans showed some recreational area on the lower side of the.drive.and it is not shown on the new plans. Mr. Rosenthal stated they had originally showed a barbecue area, but it is their intent now not to put it in, and there will be landscaping there now in front of the parking. He further noted that there is a: park two blocks down the street. Commissioner. Sebastian pointed out .that the 7 ft. backyard does not meet the Ordinance requirements. .Planning, Director Hays stated, in his opinion, the problem with the Ordinance is a matter of interpretation. He pointed out that in response to the Commission's issuance of the Use Permit, the applicants meet the Ordinance requirements. Lou Caballero, Los Padres Engineers, stated he was at the Subdivision Review Board meeting and, in following -this project; it was his understanding that the architecture was to.remain the same, and the object was to meet the requirements of the Ordinance. There being no further discussion for or against the proposed Subdivision, Vice Chairperson Cole declared the hearing closed. Commissioner Sebastian stated he is concerned about the fact that the original concept had some recreational facility, which has been deleted in the revised plans and, in his opinion, some sort of recreational area for this small condominium project should be provided. Also, he is concerned about the 7 ft. backyard because it does not meet the Ordinance. Planning Director Hays commented that he will have a revision of the Ordinance for the Commission's consideration at their next meeting. With regard to the environmental determination, Planning Director Hays recommended that the Commission file a Negative Declaration for the project. After a brief discussion, the following action was taken: RESOLUTION NO. 82 -898 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL DETERMINATION. On motion by Commissioner Moots, seconded by Commissioner Pilkington, and by the following. roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. Commissioner Sebastian recommended adding a 12th condition to the Subdivision Review Board's recommendations as follows: "That a landscaping and recreational plan be approved by the Planning Director prior to beginning of the project." After furtherAiscussion.;,the following action was taken: Arroyo Grande Planning Commission, 5 -4 -82 Page 4 RESOLUTION NO. 82 -899 AYES: NOES: ABSENT: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1056, AND REFERRAL TO THE CITY COUNCIL FOR INFOR- MATIONAL PURPOSES ONLY. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: Commissioners Moots, Pilkington and Sebastian Vice Chairperson Cole Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. PUBLIC HEARING - USE PERMIT CASE NO. 82 -335, DEVELOPMENT PLAN'FOR 83 PLANNED RESIDENTIAL UNITS, SO. SIDE OF FARROLL AVENUE IN THE "P -D" PLANNED DEVELOPMENT DISTRICT. (PHILLIPS- NICHOLS DEV..CO. /NEWDOLL -SMITH DEV. CO.). Planning Director Hays reviewed that the City recently completed the annexation of the "Stem Area ". The area is zoned "P -D" which allows a variety of land uses subject to obtaining a Use Permit. The applicants are requesting a Use Permit to allow development of 9.7 acres into 83 single family units, and they are proposed to be constructed with. two units sharing a common wall and lot line. He stated that the density figures out .to 8.55 units per acre and the lots range in size from 3,000 sq. ft. to 6,000 sq. ft. Mr. Hays stated, in his opinion that this proposal would provide a much needed commodity in the City which is moderate priced housing and'he recommended that the Commission approve the. development plan for 83 residential units and require that the site be developed according to the development plan. Upon being assured by Planning Director Hays that public hearing for Use Permit Case No. 82 -335 had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. Jim Gaging, Gating, .Taylor. &.- Associates, stated he is representing the applicants and would be glad to answer any questions the Commission may have. Mrs. Jean Dubolt, 1241 Farroll Avenue, Grandmothers' Mobilehome Park, inquired if there is going to be any fencing required.' Mr. Hays advised a 6 ft. perimeter fence is being required. Mrs. Kay Lawson, State of California Grandmothers' Club, requested that they be consulted on the fencing, particularly on the common lot line. She stated they would like to see a concrete block wall constructed. Upon hearing no further comments for or against the proposed development plan, Vice Chairperson Cole declared the hearing closed and, after a brief discussion, the following action was taken: RESOLUTION NO. 82 -900 U RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A. USE PERMIT, CASE NO. 82 -335. On motion by Commissioner Sebastian, seconded by Commissioner Pilkington, and by the following roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of Mew 1982. PUBLIC HEARING - TENTATIVE SUBDIVISION MAP, TRACT NO. 1050,_ "FARROLL HEIGHTS ", A PLANNED DEVELOPMENT FOR 83 RESIDENTIAL UNITS, SO.. SIDE OF FARROLL AVENUE. (PHILLIPS - NICHOLS DEV. CO. /NEWDOLL -SMITH DEV. CO.). Planning Director Hays. advised that the proposed subdivision map is consistent with the development plan which the Commission, just approved by Use Permit. He stated.that the Subdivision' Review Board reviewed this map and recommended approval subject to the 13 conditions listed in their report dated April 28, 1982. Arroyo Grande Planning Commission, 5 -4 -82 Page 5 Mr. Hays pointed out that a condition of the Negative Declaration approved by LAFCO in approving the annexation was that the City take into consideration certain possible environmental effects of the future development, and the appli- cant has discussed all of these concerns in his attached environmental assessment. Mr. Hays recommended that the Planning Commission approve a Negative Declaration with these mitigation measures as proposed. Upon being assured by Planning Director Hays that public hearing for Tentative Subdivision Map, Tract No. 1050,had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. Mrs. Dubolt, 1241 Farroll Avenue, stated they are not opposed to the project; they just wanted to know what it was going to be. Upon hearing no further comments for or against the proposed Planned Development, Vice Chairperson Cole declared the hearing closed. Commissioner Sebastian asked for a brief run -down on the new deep well. Planning Director Hays advised that the well is complete, and now the mechanical equipment has to be budgeted for. He further stated that the well has been test pumped and he believes the yield is about 1,000 gallons per minute. With..regardto;the Environmental Determination, Commissioner Sebastian stated that a few years ago there was a lot of discussion regarding fees to assist the school programs, and he asked Mayor Smith to bring the Commission up to date on the City's policy. Mayor Smith advised that the current policy is not to implement the Ordinance at this time until everyone else in the School District adopts an ordinance. After a brief discussion, the following action was taken on the Environmental Determination. RESOLUTION NO. 82 -901 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL DETERMINATION. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982.. In answer to Commissioner Moots' question regarding access to the Soto Sports Complex from the proposed development, Jim Garing advised that access will be by way of an existing drainage easement that the City has. Commissioner Moots stated he would like to have that included as a part of the conditions. Commissioner Sebastian pointed out that there is vacant property to the west which will ultimately benefit from this particular development and, in his opinion, there should be some sort of pro -rated recapture system set up so that when the property develops, this particular developer will be able to recapture some of his investment for taking drainage all the way to the pond. Planning Director Hays suggested that these two requirements be added to Item #2 of the Subdivision Review Board's Report, dated April 28, 1982. He also requested that Item #9 be amended to read as follows: "Water line to be looped between two cul -de -sacs through Lots 52 and 57, or alternate design as approved by the Director of Public Works." After a brief discussion, the following action was taken: AYES: RESOLUTION NO. 82 -902 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1050, "FARROLL HEIGHTS ", AND REFERRAL TO THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY. On Motion by Commissioner Sebastian, seconded by Commissioner Moots, and by the following roll call vote, to wit: Commissioners Moots, Pilkington, Sebastian and Vice - Chairperson Cole 22 Arroyo Grande Planning Commission, 5 -4 -82 Page 6 NOES: None . ABSENT: Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. PUBLIC HEARING - CONSIDERATION OF REVISED DEVELOPMENT PLAN FOR LOTS 4 AND 5 OF TRACT NO. 604, OAK PARK ACRES. (LOS PADRES ENGINEERS, AGENTS FOR THE APPLICANT). Planning Director Hays advised that the owners of the James Way Center are requesting that the present development plan for the site be revised to accommodate a motel larger than what was originally planned for the develop- ment. Mr. Hays briefly reviewed the revised development plan pointing out that offices are to be constructed along the lower portion of the lot; a small market is proposed, and the motel with the parking to be shown in the area designated "for future development ". Upon being assured by Planning Director Hays that public hearing for Revised Development Plan for Lots 4 and 5 of Tract No. 604, had been duly published and property owners notified, Vice Chairperson Cole declared the hearing open. Mr. Lou Caballero, Los Padres Engineers, representing James Way Center, advised that basically they are not changing the original theme of the develop- ment of Lots 4 and 5. What has been proposed is that the motel and restaurant complex has been flip- flopped. He pointed out that they have taken away a portion of the office space that was originally on Lot 5, and they are also making the medical building smaller. They have added a foot bridge for which they have a verbal agreement with K -Mart, which means they will be allowed to connect on to their property with a foot bridge. He stated that, other than those changes, they are basically in keeping with the originally approved development plan. He further stated that the grading has been completed for lots 4 and 5, however, because of the flip - flopping, there will be some revised grading plans. With regard to the proposed motel, Planning Director Hays noted -that: the next step after approval of the revised development plan would be architectural review. He stated that, after looking the project over, he advised the appli- cant they would need a Variance with regard to the parking. He further stated that this matter was discussed last week at the Architectural Review Committee meeting and the Committee expressed their concerns relative to the lack of adequate parking spaces, and the applicant has agreed to obtain permission from the adjacent ownersof the.property shown for future development to utilize this space for parking for the motel and restaurant. Another concern the Committee had is the fact that the spaces do not meet the Ordinance require- ments as far as size. Mr. Webb, developer of the Casa:: Grande Motor Inn, advised that they have 165 parking spaces in there already, which meets the requirements under the Ordinance. He pointed out that the spaces on the lower level are all 10'x 20', and the reason the others are shown as 9' x 20' is because their architect is in Southern California. and all of the cities down there use a 9' x 20'; they do not use 10' x 20' parking spaces any more because land is too valuable. He further pointed out that they are only requesting 24 compact spaces out of 165. Commissioner Sebastian commented that the problem is trying to disburse them and getting people to use them and, in this particular case, they axe all in one place. Mr. Webb agreed that the compact spaces should be disbursed and signed "Compact Cars ". Peggy Langworthy, Printz Road, commented that the people would become very angry if the parking overflow spills on to Oak Park Road. She also pointed out that a lot of the local people that would be using the restaurant facility drive trucks which would require full size parking spaces in that 'area. Planning Director Hays commented that the restaurant is going to be a lunch and dinner operation only. With regard to the request for a Variance of the required parking spaces, Mr. Webb stated they are not really asking for a variance on the number of spaces, but are asking the Commission to approved 9' x 10' spaces instead of 10.' x 10' spaces. He noted they have ample parking spaces and they will also have the ability to overflow into the James Way Center, and stated they do not expect any spill -over on Oak Park Road at all. Commissioner Sebastian stated one of his concerns, in looking at the old development plan, is that the developers do not entertain a 7 -11 Store going in, in what is really developing into a fine development. He suggested that the wording be changed from "Grocery" to "Neighborhood Commercial ".. Arroyo Grande Planning Commission, 5 -4 -82 Page 7 Planning Director Hays suggested that first of all, the Commission needs to consider the revised development plan. Secondly, it might be well for the Commission to consider a reduction in the size of the parking spaces through the Variance, and a lot line adjustment at the same time. After further discussion, the following action was taken: On motion by Commissioner Sebastian, seconded by Commissioner Pilkington, and by the following roll call vote, to wit: AYES: Commissioners Moots, Pilkington, Sebastian and Vice Chairperson Cole NOES: None ABSENT:. Commissioners Benhardt, Saruwatari and Chairman Gerrish the foregoing Resolution was adopted this 4th day of May 1982. PUBLIC HEARING - VARIANCE CASE NO. 82 -85, VARIANCE TO REDUCE THE REQUIRED AMOUNT OF PARKING FOR PROPOSED MOTOR INN AND RESTAURANT, OAK PARK BOULEVARD AND HIGHWAY 101 IN THE "H -S" HIGHWAY SERVICE DISTRICT. (LEE O. WEBB). Planning Director Hays advised that the public .hearing for the Variance would be re- advertised for reduction in size of parking spaces. After a brief discussion, on motion by Commissioner Sebastian, seconded by Commissioner Moots, and unanimously carried, Agenda Item No. 8, "Variance Case No. 82 -85 ", and Agenda Item 8a. "Architectural Review Case No. 82 -257" were continued to the next meeting. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by Vice Chairperson Cole at 10:15 P.M. ATTEST: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF THE REVISED DEVELOPMENT PLAN FOR LOTS 4 AND 5 OF TRACT 604, OAK PARK ACRES. RESOLUTION NO. 82 -903 Vice 4 2 3