PC Minutes 1982-03-02ARROYO GRANDE PLANNING COMMISSION
March 2, 1982
The Arroyo Grande Planning Commission met in regular session with Vice
Chairperson Cole presiding. Present are Commissioners Benhardt, _Moo ts,
Pilkington, Saruwatari and Sebastian. Commissioner Gerrish is absent.
Planning Director Hays is also in attendance.
MINUTE APPROVAL
The minutes of the regular meeting of February 16, 1982 were approved
as prepared on motion by Commissioner Benhardt, seconded by Commissioner
Pilkington, and unanimously carried.
ADDITIONS OR DELETIONS TO AGENDA
Planning Director Hays presented a plot plan of a business
on Grand Avenue where the "Bridle and Saddle" shop is presently located.
He advised that the existing structure is now a little over 2700 square feet,
and they wish to expand and add on to the building, which would require
additional on -site parking and, according to the ordinance, they would need
approximately 25 spaces. Mr. Hays advised that he and the Public Works
Director reviewed the site plan and it was their feeling that spaces 21 thru
25, from a practical standpoint, were not very useable parking spaces.
Mr. Hays pointed out that there is a provision in the Zoning Ordinance
whereby the Planning Commission can waive the required number of parking
spaces and reduce it if they find there is a hardship involved. He noted
that the applicant is asking to be relieved of having 5 of the required
spaces.
After review of the plot plan the Commissioners expressed concern
with regard to paving, bumper stops and proper striping, proper placement
of trash receptacle and proper landscaping. Planning Director Hays advised
that the Commission's concerns could be resolved at the time the applicant
applies for a building permit.
After further discussion, on motion by Commissioner Benhardt,
seconded by Commissioner Sebastian, and unanimously carried, approval
was granted to omit parking spaces 21 thru 25 as noted on the plot plan, and
subject to staff review of the Commission's concerns as noted above
at the time the applicant applies for a building permit.
PUBLIC HEARING (CONTINUATION)- USE PERMIT CASE NO. 81 -314, REQUEST TO CONVERT
28 UNIT APARTMENT COMPLEX TO AIR SPACE CONDOMINIUMS, 1173 FAIR OAKS AVENUE
IN AN "R -3" MULTIPLE FAMILY RESIDENTIAL DISTRICT. (W. VON BISKUPSKY /VIP
FUTURE CORP.)
Planning Director Hays reviewed that the requested Use Permit is to allow
conversion of an existing 28 unit apartment complex to air space condominiums.
He noted that on February 3 of last year the. Commission determined that the
Use Permit should be continued pending review of the Housing Element of the
General Plan by_the_Commission and City Council. He pointed out that the
Housing Element has not yet been completed and will not be for several months,
however, the applicant has requested that the Commission take action on his
application. Planning Director. Hays referred to former Planning Director
Castro's memo to the Commission relating to his'concerns regarding the con-
version, dated January 20, 1982. Mr. Hays stated, in his opinion, those
concerns are still valid and in the past two years no new apartment complexes
have been constructed, and this conversion would only compound the shortage
of rental units in the City.
Mr. Hays noted that the applicant has submitted a substantial amount
of information regarding his request and how he will meet the design stand-
ards of Ordinance 197 C. S. Section 9- 4.3902(C) requires that separate
utility services shall be provided each dwelling unit. Mr. Hays advised,
it appears that the applicant will not be able to provide separate water
and sewer services and fails -Co comply with the Conversion Ordinance. He
further stated he agrees that more low cost housing is desirable in the
City, but that it should not be achieved at the expense of our stock of
rental housing.
Upon being assured by Planning Director Hays that public hearing
for Use Permit Case No. 81 -314 had been duly published, posted and property
owners notified, Vice Chairperson Cole declared the hearing open.
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Mr. Von Biskupsky, applicant, spoke in favor of the Use Permit being
granted. He outlined an alternate proposal to the conversion requirements
which would, in turn, create some affordable housing.
There being no further comments for or against the proposed Use Permit,
Vice Chairperson Cole declared the hearing closed.
Commissioner Sebastian pointed out that, with the current interest rates,
and at the purchase price Mr. Von Biskupsky is offering, the monthly payments on
a unit would be approximately $813.00 per month and this is not affordable housing.
He also expressed concern with regard to the item in Mr. Von Biskupsky's proposal
stating if the affordable units are resold within 5 years of the purchase date,
the reduced amount shall be refunded to the property owner. He stated, in his
opinion, the City should not get involved in this type of situation and he wanted
to be sure that if this matter goes to Council that the Planning Director takes
strong steps to point out to the Council some of the applicant's proposals.
Commissioner Sebastian stated he agrees with Mr. Castro's concerns in his memo
regarding the number of rental units that we have in this area, and he also
agrees with staff that the proposal does not meet the Conversion Ordinance.
Another concern is the fact that the City has not had an application in the
last 24 months for construction of apartment complexes.
The other Commissioners indicated their concurrence with Commissioner
Sebastian's concerns and, after a brief discussion, the following action was
taken:
On motion by Commissioner Sebastian, seconded by Commissioner Benhardt,
and by the following roll call vote, to wit:
RESOLUTION NO. 82 -891 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE DENYING A USE PERMIT, CASE NO. 81 -314.
AYES: Commissioners Benhardt, Cole, Moots, Pilkington,
Saruwatari and Sebastian
NOES: None
ABSENT: Chairman Gerrish
the foregoing Resolution was adopted this 2nd day of March 1982.
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PUBLIC HEARING - USE PERMIT CASE NO. 82 -334, 6 UNIT RESIDENTIAL PLANNED DEVELOPMENT
IN THE "R -G ". GARDEN. APARTMENT RESIDENTIAL DISTRICT, SO. ELM STREET. (DON MC HANEY/
JOHN WYNN).
Planning Director Hays advised that at the February 2, 1982 meeting the
Commission denied -a Variance application for a front yard reduction and reduction
in the open space - -requirement requested by the applicants. In addition, the
Commission denied the Use Permit application for the.: project for six units
and the reason for denial was because the site is not large enough to accommodate
the 6 units requested.
The applicants have submitted a new Use Permit application to allow 6
units on the site by reducing the size of the units. He noted that the new
application meets the minimum Zoning Ordinance requirements for site coverage,
open space and parking. He stated his concerns are whether or not this pro-
posal is workable from a practical viewpoint, or whether the number of units
should be reduced as earlier requested by the Commission.
Upon being assured by Planning Director Hays that public hearing for
Use Permit Case No. 82 -334 had been duly published, posted and property owners
notified, Vice Chairperson Cole declared the hearing open.
Bruce Rosenthal, one of the owners of the project, spoke in favor of
the Use Permit being granted. He stated that the present plan meets the
Ordinance requirements and they are asking that it be approved. He pointed
out that they do not need the Variance for the front setback because they,
have narrowed the units down in size to pick up the 9 ft. He further stated
they feel it'is a nice unit and do not want to reduce the number of units to
5. With regard to the Commission's earlier statements about rental structures,
Mr. Rosenthal stated, in his opinion part of the problems with builders. today
is.that there are so many regulations that reduce the size of a lot, it is
impossible_to get the number of units necessary to make it feasible at this
time to -build apartments.
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There being no further comments for or against the proposed Use
Use Permit, Vice Chairperson Cole declared the hearing closed:
The Commission acknowledged the fact that the proposed project
meets the minimum requirements of the Ordinance, however, they expressed
concern with regard to the tightness of the plan. Commissioner Sebastian
commented that the plan meets the minimum coverage, however, in his opinion,
the project does not meet the minimum design criteria for adequate condo-
minium living. He further commented that the driveways are too narrow
and the parking spaces too small, and he felt when these are redesigned
and submitted to the Architectural Review Committee for approval, the project
would not meet the minimum requirements for open space unless the size of
the units are reduced. Planning Director Hays commented that the Use Permit
could be approved with the condition that the final design meet all of the
ordinance requirements.
After further discussion, the following action was taken:
RESOLUTION NO, 82 -892 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO.
82 -334.
On motion by Commissioner Sebastian, seconded by Commissioner
Benhardt, and by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Cole, Moots, Pilkington,
Saruwatari and Sebastian
NOES: None
ABSENT: Chairman Gerrish
the foregoing Resolution was adopted this 2nd day of March 1982.
COMMUNICATIONS
Planning Director Hays introduced a non - agenda item which involves
a request that the Commission find a particular use to be similar to other
uses in a specific district. The property location is next to Santa Barbara
Savings in the building adjacent_to Garing- and Taylor on So. Elm Street in
the Highway Service District. A request has been made regarding conducting
dancing..lessons. Mr. Hays noted that the lessons would be given late in
the afternoons, early in the evenings and on Saturdays, and there would be
a maximum of 20 students. After a brief discussion, it was the consensus
of the Commission that this would be an acceptable use in the Highway Service
District.
ADJOURNMENT
There -being no further business before the Commission, the meeting
was adjourned by Vice Chairperson Cole at 9:10 P.M.
Vice Chairperson
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