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PC Minutes 1981-03-17ARROYO GRANDE PLANNING COMMISSION March 17, 1981 The Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Gerrish, Moots and Pilkington. Commissioners Cole, Fischer and Sebastian are absent. Planning Director Castro is also in attendance. MINUTE APPROVAL Upon hearing no additions or corrections, the minutes of the regular meeting of March 3, 1981 were approved on motion by Commissioner Gerrish, seconded by Commissioner Pilkington, and unanimously carried. • ADDITIONS OR DELETIONS TO AGENDA. Planning Director Castro advised he has received a letter from Mrs. Hurlock, 126 Short Street, which he would like to discuss with the Commission under "Communications ". LOT SPLIT CASE NO. 81 -349, 175 WALNUT STREET. (VAN BUSKIRK). Planning Director Castro advised that the Minor Subdivision Committee did not meet due to lack of a quorum. He noted that he had reviewed the pro- posal as submitted and there appears to be no problem as far as the access easement that is being suggested. However, there is a problem, in that the lot depth does not meet the minimum requirement of 90 ft. Mr. Castro suggested that the matter be continued to the next regular meeting of the Commission pending submittal of a Variance application by the applicant. Mr. Paul Sturges, Garing, Taylor & Assoc., agent for the applicant, stated he feels there are extenuating circumstances in this case. He pointed out that the square footage is over what is required and Mr. Van Buskirk has acquired a 30 ft. easement to add to that. Mr. Sturges requested that the • lot split be approved without the necessity of the various delays of going through the Variance procedure. The Planning Commission indicated they could see no problems with the proposed split itself, however, they were of the opinion that they would have no authority to approve the lot split without the Variance procedure. After a brief discussion, on motion by Commissioner Gerrish, seconded by Commissioner Pilkington, and unanimously carried, Lot Split Case No. 81 -349 was continued until a Variance is considered by the Commission. LOT SPLIT CASE NO. 81-350, 259 TALLY HO ROAD. (THOMPSON). Planning Director Castro advised that the proposed lot split is in conformance with. the other lot splits recently considered in the Canyon Way Assessment District. He recommended that the Commission proceed with the approval of the lot split, subject to the following conditions: 1. Prospective owners shall provide new utilities underground with permits to build. 2. Prior to recordation, applicant shall agree to spread of assessments for future lots. 3. Mylar copy of recorded map to be furnished to the City. 4. Prospective owners of Lots 1 and 2 shall provide a grading and drainage plan subject to the approval of the Public Works Director. Mr. Castro pointed out that, basically, these conditions are the same as those applied to the other lot splits and, in his opinion, the Optional Design Standards will still apply, subject to Planning Commission and City Council approval. After a brief discussion, on motion by Commissioner Gerrish, seconded by Commissioner Moots, and unanimously carried, Lot Split Case No. 81 -350 was approved subject to the 4 conditions noted by the Planning Director. CONTINUATION - PUBLIC HEARING, USE PERMIT CASE NO. 81 -315, CONSTRUCTION OF CONDOMINIUM PROJECT, 1133 MAPLE STREET. (WOOD) . Planning Director Castro noted that Mr. Wood's application is being brought back to the Commission to clarify some of the concerns that were brought out in previous meetings. He advised that he met with Mr. Wood to outline the Commission's concerns regarding densities and the phasing concept of the project. Mr. Wood noted to Mr. Castro that air space condominiums or apartments would be fine, however, Mr. Castro still couldn't respond to the Commission's concerns 303 o4 Arroyo Grande Planning Commission, 3 -17 -81 Page. 2. about the phasing procedures Mr. Wood was proposing. Chairman Gorsline pointed out that one of the concerns that the neighbors had was that some of the project would not be built and they would be left with a mixture of uses in there. Planning Director Castro stated that the Commission could recommend a time limit for completion of the project; he also noted that there is no guarantee that the entire project will come about, it will only mean that the Commission has set a time for Mr. Wood to complete the project. Addison Wood, applicant for the Use Permit, stated with regard to the phasing concept, it is his feeling that to build 22 units at one time would be more than the market can absorb, and he would have to build in stages; 4 units to begin with, then 6, and then finish off the entire project. He stated that the market condition is such that people aren't buying them the way the interest rate is, and that condition could change at any time, however, for now it doesn't seem to be practical to proceed with anything other than a phased program. Mr. Wood further advised that he has been at that location since 1945 with the use he has now. He stated he is zoned for apartment use and could probably put in 30 or so apartments, but he doesn't particularly want to do that. Commissioner Gerrish stated relative to a time constraint, in his opinion, he couldn't see how the City could hold the developer to it and he didn't think it would be good for Mr. Wood or for the City. He stated his feelings are that the City should let him proceed on a phasing plan or not at \all. Planning Director Castro pointed out that staff is not ready to proceed with the approval at this time, and recommended that the Commission refer the matter back to the Architectural Review Committee for review and conditioning. He further noted that there are some matters that need to be resolved at the Architectural Review Committee level. Mr. Wood stated it is his intention to proceed with an air space condominium project that would meet the requirements of the City. After further discussion, Chairman Gorsline advised that the matter of the Use Permit would be continued at the next meeting, and the plans would be reviewed by the Architectural Review Committee at their next meeting of April 1, 1981. CONTINUATION - PUBLIC HEARING, PREZONING CASE NO. 81 -151, SHANNON RANCH, "P -M" PLANNED INDUSTRIAL AND "RA" RESIDENTIAL AGRICULTURAL ' DISTRICT. Planning Director Castro advised that the reason for continuance of this matter was because of the City Council's upcoming meeting to discuss annexations and related policies. The matter was then scheduled for City Council discussion on March 10.th. Again, no policy decision was reached other than,staff to sub- mit a written recommendation on how to proceed with the resources planning program. Mr. Castro further stated it is his understanding that the matter is to again be discussed at the next regular Council meeting of March 24th and, in view of that, he recommended that the matter be continued. Mr. Tony Decker, applicant for the prezoning, stated he has no objections to a continuation of the matter, however, he is concerned that the City Council may not establish an annexation policy at the next meeting. He had hoped he could get some direction tonight as to possibly what aspects should be reviewed in a focus EIR or a full blown EIR. Commissioner Gerrish pointed out that at one time this Commission adopted a policy that they would consider no more annexations. Commissioner Moots noted that the. Commission and Council are now waiting for a resources inventory. Cheryl Potter, Arroyo Grande, spoke in favor of the prezoning, stating she would like the annexation to be considered and she feels it would be a tremendous addition to the City. She read a letter from a concerned business person, Mary Margaret Curzon, stating her feelings that annexation of the subject property to the City would provide opportunities for new businesses, and ex- pansion opportunities for businesses such as hers. Mr. Leon Kopisky, Principal of Valley View Jr. Academy, stated he is interested in the proposal and would like to make comments when the matter is again considered by the Commission. After further discussion, Chairman Gorsline advised that the matter would be placed on the Planning Commission's agenda for their regular meetings of April 7th and April 21st. • Arroyo Grande. Planning Commission, 3 -17 -81 Page 3 DISCUSSION REGARDING SIGHT OBSTRUCTION ORDINANCE REQUIREMENTS. Planning Director Castro reviewed that'several'months ago a request for a sign was made by Tom Coull Realty to be located at the southwest corner of Halcyon and Grand Avenue. At that time the staff advised the Commission about the Obstruction Ordinance requirements, noting that no structure can be erected within the triangular area measured 40 ft. from the corner property lines. It was then determined that the staff would review the requirement to explore other alternatives. Mr. Castro advised that since that time, he has discussed the matter with Public Works Director Karp, and it is their opinion that so long as a sign structure is maintained no higher than 3 -1/2 to 4 ft., and as long as the sign is mounted on a free standing pole, it should not obstruct cars wishing to make a right hand turn movement. However, it was their feeling that a solid sign structure exceeding 4 ft. should be prohibited, since they may create visual concerns'for motorists. Mr. Castro stated that should the Commission be disposed in pursuing this type of policy, staff would prepare the necessary policy statement to be included as part of the zoning procedures. He also recommended that final approval be at the discretion of the Planning Director until such time as amended by the Planning Commission. Mr. Castro further stated that he is in the process of preparing a revised draft of the Sign Ordinance for the Commission's review, and the matter could be included in that ordinance if the Commission is so disposed. After discussion, on motion by Commissioner Gerrish, seconded by Commissioner Pilkington, and unanimously carried, staff was directed to develop a policy statement relative to the type of signs discussed above to be included in the Sight Obstruction Ordinance. COMMUNICATIONS Planning Director Castro read a letter from Judith A. Hurlock, dated March 9, 1981, requesting a second residential structure on her lot at 126 Short Street. Mr. Castro advised the Commission that he had pointed out to Mrs. Hurlock that the Central Business District does not permit new residential uses and, in order for her to proceed with the expansion, she would have to get the Ordinance amended. Planning Director Castro briefly reviewed the Central Business District plan and the parking ratios. He advised that the Parking and Business Improvement Area Advisory Board is concerned with the retail needs for additional parking and also the circulation system in the Central Business District. He pointed out that,' in his opinion, Mrs. Hurlock's request is a little premature right now, and the problem we now have in the CBD would be compounded with more residential uses: in the downtown area. He stated his recommendation to the Commission would be to hold the request of Mrs. Hurlock in abeyance until we can get a handle on current problems and the need for comprehensive planning of the Village area. Mrs. Hurlock, 126 Short Street, stated the Planning Director's argument seemed to be based on the need for parking, and she'didn't see how that relates to a single family residence, which provides parking on the property. She further stated she wanted to build a house on the property for her mother, and she thought it was a shame that residential uses are excluded from commercial areas. After discussion, it was the concensus of the Commission that the resi- dendial use would require changing an existing ordinance, and they would not be in favor of such an amendment at this time. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 9:00 P.M. on a motion by Commissioner Gerrish, seconded by Commissioner Pilkington, and unanimously carried. ATTEST: 4 6;f f 5 Secretary Chairman 305