Loading...
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