PC Minutes 1981-02-17ARROYO GRANDE PLANNING COMMISSION
February 17, 1981
The Arroyo Grande Planning Commission met in regular session with Chairman
Gorsline presiding. Present are Commissioners Cole, Fischer, Moots, Pilkington
and Sebastian. Commissioner Gerrish is absent. Planning Director Castro is also
in attendance.
MINUTE APPROVAL
The minutes of the regular meeting of February 3, 1981 were approved as
prepared on motion by Commissioner Cole, seconded by Commissioner Pilkington, and
unanimously carried.
REVISION OF PROPOSED PARKING LAYOUT - SOTO SPORTS COMPLEX. (PARKS & RECREATION COM.)
Planning Director Castro reviewed the request of the Parks and Recreation
Commission for the removal of 50 parking stalls located between two proposed play
areas. He noted that additional parking will be available at the City's Corporate
Yard area and additional parking along Ash Street. He stated he has no quarrel
with the Parks and Recreation Commission's concern about the conflict that may
exist by the parking area bisecting the two fields, and he would recommend that the
plan be modified as requested.
Commissioner Fischer stated that, as a matter of design, she would rather
have the parking taken out between the two playing areas because, in her opinion,
it is not a good idea to have children going back and forth between those parking
areas. After a brief discussion, on motion by Commissioner Cole, seconded by
Commissioner Fischer, and unanimously carried, approving the revisions to the
proposed parking plan for the Soto Sports Complex.
PUBLIC HEARING - CONTINUATION USE PERMIT CASE NO. 81 -313, TO ALLOW FOR CONDUCT OF
A MORTUARY IN THE "P -C" PROFESSIONAL COMMERCIAL DISTRICT, FAIR OAKS AVENUE. (WOOD -
VOAKES FUNERAL HOME).
Planning Director Castro advised that the applicants have submitted a re-
vised plot plan noting changes in the parking layout, setbacks and a revised
description of the chapel area. He noted that in view of the revised square
footage for the chapel, the parking has been satisfied to City standards. Mr.
Castro pointed out that under the Professional Commercial District, there is a
required 10 ft. setback at the rear yard property line, however, being that the
shape of this property is triangular in nature, in his opinion, there is no rear
yard setback requirement on this property. With regard to the elevations, Mr.
Castro stated that the mix of materials do not necessarily reflect the.Spanish
architecture and, in his opinion, the front facade could note some improvements
in the window design. He further noted that the Council did express in their
approval of the zone change that as long as the building was in keeping with good
design, they would have no objections to the proposal. There was some concern
about the building being up front and maybe creating an expression of massive-
ness on Fair Oaks Avenue.
Chairman Gorsline advised that the public hearing was continued from the
last meeting and is now open. Mr. Tom Michaud, General Contractor in Arroyo
Grande briefly reviewed the proposed elevations of the project, noting that they
are going to break up the roof lines which would reduce the massive appearance
of the building. He further stated with regard to the windows, they had pro-
posed aluminum windows because they are only 3 -1/2 ft. standard windows, however,
they would be willing to arch them.
There being no further discussion for or against the proposed Use Permit,
Chairman Gorsline declared the hearing closed.
Commissioner Sebastian stated regarding the architecture of the facility,
it is his feeling that it doesn't really meet the proper motif and, since it is
so close to the road, the quality of the facility needs to be really permanent.
He further stated he doesn't feel good about the 6 ft. redwood fence and, in his
opinion, the agricultural back drop that is there now doesn't need to be blocked
out with a 6 ft. fence. He suggested if the building is going to be into plaster,
perhaps a low barrier would be more in keeping with the architecture. He further
commented that the landscaping is going to be important and he feels that staff
should work very closely with the applicants to soften the building. He stated
that, in his opinion, the Architectural Review should be continued and an effort
made to get some of the concerns resolved. Commissioner Fischer stated she agreed
with Commissioner Sebastian and, in her opinion, the architectural approval should
come before approval of the Use Permit. Commissioner Cole agreed that the Archi-
tectural Review should be continued,: but suggested that the action on the Use
Permit be finalized tonight.
After a brief discussion, the following action was taken:
295
%6 6
Arroyo Grande. Planning Commission, 2 -17 -81 Page 2
RESOLUTION NO.. 81 -804. U:1 •
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO.
81 -313.
On motion by Commissioner Cole, seconded by Commissioner Sebastian, and
by the following roll call vote, to wit:
AYES: Commissioners Cole, Moots, Sebastian and Chairman Gorsline
NOES: Commissioner Fischer
ABSTAIN: Commissioner Pilkington
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 17th day of February 1981.
Chairman Gorsline advised that it has been agreed that Architectural Review
Case No. 81 -236 would be continued pending submittal of revised plans.
PUBLIC HEARING - USE PERMIT CASE NO. 81 -315, CONSTRUCTION OF CONDOMINIUM PROJECT,
1133 MAPLE STREET. (.WOOD).
Planning Director Castro pointed out that the Commission has been dealing
with this plan for several months and, in his opinion, the proposal now being sub-
mitted by Mr. Wood is generally acceptable. The Commission's previous concern
was the manner in which the project was being layed out. The original concept
called for developing the project in various phases and still retaining some of
the shop and office space now existing on the property. Mr. Castro briefly re-
viewed the three phases proposed by the plan, pointing out that in the third
phase the office, shop and storage facilities are completely eliminated. Mr.
Castro advised that staff is assuming that the proposed project will be labelled
as air space condominiums and, if for other reasons, the applicant is suggesting
that this project be labelled a townhouse development where lots are sold in
conjunction with the residence, there are problems with the number of units as
proposed.
Commissioner Sebastian stated that since the proposal hasn't been defined
as to what type of condominiums are being requested, it is his feeling that the
matter should' be continued and come back to the Commission as some sort of total
package.
Upon being assured by Planning Director Castro that public hearing for
Use Permit Case No. 81 -315 had been duly published, posted and property owners
notified, Chairman Gorsline declared the hearing open.
Florence Johnson stated she lives right in front of the proposed project
and, in her opinion, the word "phasing" means that the project will never be
completed.
There being no further comments for or against the proposed Use Permit,
Chairman Gorsline declared the hearing closed.
Commissioner Sebastian stated he is concerned about the phasing..and, in
his Opinion,. f s .going - tocbe . phased it should be on a rigid timetable.
Commissioner Cole stated she would not want to make a decision on the matter
until it is known whether the proposal is for air space condominiums or townhouse
development. After a brief discussion, on motion by Commissioner Cole, seconded
by Commissioner Moots, and unanimously carried, Use Permit Case No. 81 -315 was
continued pending clarification of the proposal.
PUBLIC HEARING - PREZONING CASE NO. 81 -151, SHANNON RANCH, "P -M" PLANNED
INDUSTRIAL AND "R -A" RESIDENTIAL AGRICULTURAL DISTRICT.
Planning Director Castro recommended that the applicant be allowed to make
a presentation regarding his proposal and, at the end of the presentation, he would
provide comments regarding the annexation and suggested land use. He also noted,
for the Commission's information, that the City Council at their last meeting,
approved a study session to be held on February 23rd to review this annexation
and another proposed annexation on Stagecoach Road.
Upon being assured by Planning Director Castro that public hearing for
Prezoning Case No. 81 -151 had been duly published, posted and property owners
notified, Chairman Gorsline declared the hearing open.
Mr. Tony Decker, P. 0. Box 1105, Arroyo Grande, petitioner for the pre -
zoning, advised they are proposing a business park that would include an in-
Arroyo Grande Planning Commission, 2 -17 -81 Page 3
dustrial park, condominium offices, two motel sites, a restaurant, two church/
school sites, a 42 large lot subdivision. He stated they have adopted the theme
of an old western town concept and they plan to restore the old barn and silo
that are on the property. He further stated that the most important reason for
a business park in Arroyo Grande is balance, and another reason would be to es-
tablish a solid tax base for the City.
Mr. John Gullardini, Rt. 1, Los Berros Road, stated he feels there is too
much density in the proposal and he is concerned as far as agriculture is con-
cerned and the interruption to the farming operation. He is also concerned about
the traffic consideration. Christine Phillips, 216 Pearwood, stated that she
agrees there is a need for some light industrial manufacturing; the City in
general has had a policy for the last 12 years of not annexing any more additional
land to the City. She further stated, in her opinion, the Commission and staff
should continue the matter until after the City Council's study session regard-
ing various annexation requests. Marie Cattoir, 195 Orchid Lane, stated she is
concerned about the cost of the services that would be required for this project,
pointing out that all of these annexations would require expansion of the sewer,
a permanent Fire Department and a larger Police Department. Jim Lawler, So.
Traffic Way Extension, stated he lives adjacent to the Decker property, and is
concerned about the traffic on El Campo Road. He further stated he was interested
in a similar project several years ago and one of the main reasons it didn't go
was because of fire flow and updating the City's.water system all over town, and
he wondered if this: problem had been rectified.
Mr. Leon Kopitzke, Church of the Latter Day Saints, stated they would be
interested in the possibility of the annexation. He pointed out that they do
not now have the room to expand their school and annexation of the property would
make that expansion a possibility.
There.b.eing no further comments for or against the proposed prezoning,
Chairman Gorsline declared the hearing closed.
Planning Director Castro read the following comments on the proposed
development and its implications: "Major implications can be drawn from this
analysis of the prospectus and consequences of future growth in California.
First, almost inevitably, California recent rapid employment growth will slow
significantly, also slowing economic growth. This development is of considerable
significance to public and private planners alike. Second, if the State attempts
to achieve employment growth that is greater than our constrained projections,
State and local governments will have to encourage the production of housing
units by relaxing regulations. This would mean undoing many of the zoning re-
strictions enacted in the 1970's, and increasing the zoning capacities of neighbor-
hoods. Such a change would represent a major policy reversal and go to the heart
of the issue of who has the right to say "no" to new development. It would, in
all liklihood, mean higher density housing, i.e., townhouses, condominiums, apart-
ments and zero -lot line houses. It would also mean a reduction in local autonomy
over land use decisions. Also California inland areas will grow faster than other
areas during the next two decades. It is, of course, uncertain whether the inland
areas will, in fact, accommodate growth by supplying and financing the needed
infrastructure of facilities and services. In addition, such growth would also
conflict with the goals of preserving agricultural lands.
The fault lines of the conflict can be identified, even though it is
impossible to predict where and when the political quakes will occur. I expect
political tensions to grow over the issues of rent control, restrictive zoning,
agricultural land protection, the funding of public infrastructure and services,
higher densities in existing urban neighborhoods, the overburdening of trans-
portation facilities, and the allocation of urban space among different socio-
economic groups. Mr. Castro stated he does not attempt value judgements on how
these issues ought to be resolved. Voters and their elected representatives will
be deciding these matters. In the process coalitions that have supported
increasingly restrictive land use policies are likely to fragment and conflict
among voting groups and is likely to intensify in the coming decades."
With regard to the project itself, Mr. Castro stated that, in his opinion,
the project is similar to the Rancho Grande proposal, having the same kind of
amenities. He pointed out that some of the decisions before the City are (1)
is the project in -the public interest as proposed? (2) Costs to support the
project are crucial. (3) What revenues to the City will be forthcoming? (4)
Is it satisfying the Community's needs? He further stated he feels it is
important that the Commission and the City review the quality of the developer
that is coming in and making the proposal.
297
288
Arroyo Grande. Planning Commission, 2 -17 -81 Page 4
Commissioner Sebastian stated that one of the key issues involved would
be the issue of water and, in reviewing Paul Karp's staff report, we found that
we have a projected deficit. He further stated he feels that we need to do a
resource study of the Valley before we have any more annexations. He stated
that a water deficit is projected and a proposal of this magnitude will have an
impact on the sewer system and disposal. He further stated that before we go
much further with this, it seems a more comprehensive impact analysis would be
appropriate. Commissioner Cole stated she concurred with Commissioner Sebastian
in his concern regarding water, and she is concerned with the impact of traffic.
She further stated that, in all fairness to the citizens of Arroyo Grande, she
doesn't see where we have the services that we could share with other people at
this particular time.
After further discussion, it was agreed that the matter would be continued
to the Planning Commission meeting of March 17, 1981.
REVIEW COMMITTEE ACTIONS - LOT SPLIT CASE NO. 80 -343, CHILTON STREET. (RYZNER).
Planning Director Castro reviewed the proposed split and conditions
listed in Minor Subdivision Committee Action, dated February 10, 1981.
After a brief discussion, the following action was taken:
RESOLUTION NO. 81 -805 EIR
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT
DECLARATION.
On motion by Commissioner Fischer, seconded by Commissioner Cole, and by
the following roll call vote, to wit:
AYES: Commissioners Cole, Fischer, Moots, Pilkington, Sebastian
and Chairman Gorsline
NOES: None
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 17th day of February 1981.
On motion by Commissioner Fischer, seconded by Commissioner Moots, and
unanimously carried, Lot Split Case No. 80 -343 was approved subject to the
conditions noted in Minor Subdivision Committee Action, dated February 10,
1981.
COMMUNICATIONS.
Planning Director Castro advised that an inquiry had been received from Mr.
and Mrs. Thomas Reilly regarding the property at 410 E. Branch Street, which was
formerly occupied by Functional Living.::.'._ The isi.= i.nterition_ : -.. for the
property is for a family restaurant with entertainment, retail sales and rental
of fishing and camping related items. He stated he advised Mr. and Mrs. Reilly
that the "P -M" District does not allow a restaurant or the other operations
mentioned, however, he would bring the matter to the Commission for consideration
as a special use with a time element involved. After a brief discussion, the
Commission indicated the suggested uses would not be compatible with the surround-
ing uses.
Mr. Castro stated that a request had been received from Barbara Baker who
has obtained a temporary lease to utilize the white house adjacent to J & J's
Market. He advised that David Loomis is going to be coming in with a plan for
the property adjoining their current development and are proposing to retain the
house temporarily, although future plans call for the elimination of the house.
Mrs. Baker is required to have,5 for the amount of square footage
involved and the Ordinance requires paving for commercial districts. He further
stated it doesn't seem feasible to pave the area for a short period of time and
suggested that the Commission permit the use for a period of 6 months and if there
appears to be a lot of parking demands, the matter could be brought back before
the Commission. After a brief discussion, the Commission instructed Planning
Director Castro to allow the use for 6 months administratively, with further
review at the end of the 6 month period.
Mr. Castro read a letter from Mr. David W. Rollin requesting a business
license to operate a mobile mechanical service unit. He explained the only
thing Mr. Rollin will be doing at his home is parking his van and, if the
Commission has no serious objection, he suggested that perhaps a permit could
be issued on a temporary basis. After a brief discussion, the Commission stated
they didn't see any problem with the request.
Arroyo Grande Planning Commission, 2 -17 -81
ADJOURNMENT
There being no further business before the Commissio the meeting was
adjourned by the Chairman at 9:40 P.M.
ATTEST:
Secretary
airma
Page 5
299