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PC Minutes 1981-01-20ARROYO GRANDE PLANNING COMMISSION January 20, 1981 The Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Gerrish, Cole, Fischer, Moots, Pilkington and Sebastian. Also in attendance are Planning Director Castro and City Engineer Karp. ADDITIONS OR DELETIONS TO AGENDA Planning Director Castro advised that staff is requesting continuance of Agenda Item #1, the letter of Request from Grover City regarding Deannexation, to the Planning Commission meeting of February 3, 1981. Also, he advised that the Brisco Pre - Zoning Annexation recommendation was amended by the City Council, and the Commission needs to review said recommendation and refer it back to the City Council. Mr. Castro noted another addition to the agenda is a request for a lot line adjustment on Mr. Gerrish's commercial center on Grand Avenue. BRISCO ISLAND PRE - ZONING AMENDMENT - REFERRAL FROM THE CITY COUNCIL Planning Director Castro advised the Commission that the only change by the Council on the Brisco Pre - zoning concerns the property owned by Mr. Brisco which was recommended by the Planning Commission to be placed in the "R -1" District, and the Council is endorsing a change from the "R -1" District to the "R -2" District. Mr. Castro stated he didn't have any real concerns with the proposed amendment. Commissioner Sebastian pointed out that there was considerable input from the public across the top and they indicated they didn't want high density in there, and he was concerned as to what kind of feelings those people are going to have regarding the amendment. Chairman Gorsline pointed out that the matter is a public hearing before the City Council and those people would have an opportunity to voice their concerns. Commissioners Fischer and Gerrish stated, in their opinion, the objections were more toward manufacturing in that area rather than multiple residential. After a brief discussion, on motion by Commissioner Gerrish, seconded by Commissioner Cole, and carried with one "no" vote, approving an amendment to the Brisco Island pre - zoning as recommended by the City Council. PUBLIC HEARING - USE PERMIT CASE NO. 80 -311, AUTO REPAIR SHOP IN THE "H -S" HIGHWAY SERVICE DISTRICT, 1023 GRAND AVENUE. (FIGLIOLIA). Planning Director Castro briefly reviewed the plot plan submitted by the applicant. He advised that a portion of the driveway is improved and the back of the property is unimproved for parking purposes. Based on the square footage of the total building area, Mr. Castro advised that 9 off - street parking spaces would be required by Ordinance, which would probably be one of the conditions that would have to be met in terms of improvements, or perhaps the Commission may want some type of semi- improvements at this time pending redevelopment of the property. He further advised that there would be no dismantling or repair work outside of the. building. He stated he has no problems with the proposed use, and the only concern would be what kind of improvements the Commission would want on the property at this point in time. He noted that the property itself is workable for the operation requested, and since it is not a permanent use, the Commission might want to consider leaving it in its present condition. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 81 -311 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Salvatore Figliolia, petitioner, spoke in favor of the Use Permit being granted. There being no further comments from the public, Chairman Gorsline declared the hearing closed. Commissioner Sebastian stated, in his opinion, the use would be satis- factory for the area and he felt that staff could work with the applicant on any necessary improvements to satisfy the requirements of the City. After a brief discussion, the following action was taken: RESOLUTION NO. 81 -795 U RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 80 -311. 285 286 Arroyo Grande Planning Commission, 1 -20 -81 Page 2 On motion by Commissioner Sebastian, seconded by Commissioner Cole, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Cole, Fischer, Moots, Pilkington, Sebastian and Chairman Gorsline NOES: None ABSENT: None the foregoing Resolution was adopted this 20th day of January 1981. PUBLIC HEARING - USE PERMIT CASE NO. 80 -312, AUTO RESTORATION SHOP IN THE "C -B -D" CENTRAL BUSINESS DISTRICT. (KRAMER). Planning Director Castro reviewed a plot plan of the subject property, pointing out that the proposal is for the same building that was considered by the Commission several months ago for an auto paint shop. He advised that the operation being requested here is similar to the previous one, and staff has no problems with granting the Use Permit provided it is on a temporary basis. He stated he does not see any real improvements taking place right now on Bridge Street and staff feels it will be some time yet before the Central Business District develops and expands. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 80 -312 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Kramer, petitioner, spoke in favor of the Use Permit being granted. He explained that a body shop tends to deal with collision and wrecks, and he tends to do such work as polishing, upholstering work and the restoration of the exterior. Mr. Jim McGillis, 132 and 136 Bridge Street, stated he would like to see the use reviewed in a year to determine if there are any problems regarding fumes, etc. He further stated he is in the process of purchasing 136 Bridge Street and they hope to come in with some professional /commercial office space and if there is a conflict with the non- conforming use, they would like to have an opportunity to comment at that time. There being no further comments for or against the proposed use, Chairman Gorsline declared the hearing closed and, after a brief discussion, the follow- ing action was taken: RESOLUTION NO. 89 -796 U RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 80 -312. On motion by Commissioner Fischer, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Cole, Fischer, Moots, Pilkington, Sebastian and Chairman Gorsline NOES: None ABSENT: None the foregoing Resolution was adopted this 20th day of January 1981. PUBLIC HEARING - REZONING CASE NO. 81 -149, GENERAL PLAN AMENDMENT, "AGRICULTURAL" TO "OFFICE PROFESSIONAL" DESIGNATION, FAIR OAKS AVENUE. (WOODS FUNERAL HOME). Planning Director Castro referred to the report and plot plan of the property in question. He advised that the request is by Woods Funeral Home and, as noted on the plot plan, it is the triangular piece of property adjoining the Catholic Church and the Sawada /Miyake property. It is approximately 1 acre plus or minus and, with the exception of a few walnut trees, the property is vacant and non - productive. Mr. Castro further advised that under the new State Law require- ments, an applicant may submit simultaneou his General Plan amendment and zone change application, as opposed to previous requirements whereby both applications had to be separate and allow for a two weeks delay between their respective actions. Also, as background information, Mr. Castro pointed out that this property is part of the Grieb Estate and was physically outlined in the shape that it is now by the extension of Fair Oaks Avenue. The property was rezoned approximately a year and a half ago from the RA -B3 District to the Agricultural District. Current land use inventories revealed that properties across the street are also designated in the "A" Agricultural District. He further advised that the size Arroyo Grande. Planning Commission, 1 -20 -81 Page 3 and location of the parcel is such that it is uneconomical for agricultural en- deavors, and staff finds the proposed funeral home to be compatible with the Church and what may occur on the Sawada /Miayke property. Regarding the circulation element, Mr. Castro advised that it appears to be adequate to serve the intended use, being that Fair Oaks Avenue is labelled as a major thoroughfare, and staff anticipates no significant problems with any traffic flows that may be generated on various occasions by the funeral facilities. Mr. Castro pointed out that the Commission needs to act on the General Plan amendment since that triggers the zone change process, and he is recommending that the Use Permit be continued until staff has a chance to review the development plans for the property. Upon being assured by Planning Director Castro that public hearing for the General Plan amendment had been duly published, posted and property owners noti- fied, Chairman Gorsline declared the hearing open. Mr. Tom Mitchell, General Building Contractor, 1033 Grand Avenue, intro- duced representatives of the Woods Funeral Home to the Commission, advising they were present to answer any questions the Commission may have. There being no further comments for or against the General Plan amendment, Chairman Gorsline declared the hearing closed. Commissioner Moots stated he has no objections to this endeavor, but he wondered if allowing the "P -C" District in there would be considered as spot zoning. Planning Director Castro stated, in his opinion, it would not constitute spot zoning because of the type of specialized use. He noted that the "P -C" zon- ing is the only district that allows a mortuary. Commissioner Cole stated that she hates to see any prime agricultural land being utilized for any other use, but considering the amount of land in- volved, she would go along with it. Commissioner Gerrish stated he has the same concern that Commissioner Moots has with changing the zone when all of the surrounding zoning is Agricultural. Commissioner Sebastian asked if the staff had taken into consideration the fact that if they use the Fair Oaks and Halcyon route, there is a potential problem of blocking the emergency facilities at the hospital. City Engineer Karp pointed out that is now the route for the Catholic Church funerals. Commissioner Sebastian also inquired if the Commission proceeds With the amendment, if that locks in the condition that Woods Funeral Home will be going irnlythere, or will the Commission be in a position where if that particular use fell through, that we would have a "P -C" in there. Planning Director Castro explained that the granting of the General Plan amendment or zoning doesn't guarantee that you will get a mortuary in there and, in his opinion, the Commission cannot condition the zoning process. The control would come with the issuance of a Use Permit. In answer to Commissioner Moots' question that if the "P -C" is approved and the funeral home does not occur, who has the right to change it back to agri- cultural, Planning Director Castro advised that the Commission can initiate a zone change back to the Agricultural District. After further discussion, the following action was taken: RESOLUTION NO. 81 -797 GP RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN. On motion by Commissioner Cole, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSTAIN: Commissioner Pilkington ABSENT: None the foregoing Resolution was adopted this 20th day of January 1981. PUBLIC 'HEARING - REZONING CASE 'NO. 81 150,.' ZONE CHANGE FROM "A" AGRICULTURAL DISTRICT TO "P -C" PROFESSIONAL COMMERCIAL DISTRICT,'' FAIR . OAKS AVENUE. (WOOD FUNERAL HOME) Planning Director Castro advised that in accordance with the Commission's previous action, staff would endorse the zone change application from the "A" to the "P -C" District, and the action would be in accordance with the State law re- quirements that continuity exist between the General Plan and the Zoning Ordinance. 287 28 8 Arroyo Grande Planning Commission, 1 -20 -81 Page 4 Upon being assured by Planning Director Castro that public hearing for Rezoning Case No. 81 -150 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Upon hearing no comments for or against the proposed zone change, Chairman Gorsline declared the hearing closed. With regard to the Request for Negative Declaration, Commissioner Sebastian stated he would like to see an amendment to the Preliminary Environmental Report because of the significant traffic impact, and there is some mitigating work that is going to be done in the future on the signal lights to resolve that. He further stated he is concerned about the people in the funeral procession to have enough awareness of emergency traffic, and possibly a mitigating- aspect would be to have the City, the hospital and the funeral home work together to have some sort of contingent act available to them in case of an exceptionally long procession and we have an emergency situation, to assure that the emergency driveways are not blocked. Planning Director Castro stated he has already amended the Coordinator Recommendation regarding Commissioner Sebastian's concern, and it will be implemented. • After further discussion, the following action was taken: RESOLUTION NO. 81 -798 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 Gerrish, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSTAIN: Commissioner Pilkington ABSENT: None the foregoing Resolution was adopted this 20th day of January 1981. RESOLUTION NO. 81 -799 Z RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS PROVIDED BY CHAPTER 4, ZONING, ARTICLE 32 OF SAID CODE. On motion by Commissioner Fischer, seconded by Commissioner Gerrish, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSTAIN: Commissioner Pilkington ABSENT: None the. foregoing Resolution was adopted this 20th day of January 1981. Commissioner Gerrish commented that the only use the Commission is interested in there is a mortuary and would not be receptive to any other use on the property. Commissioner Fischer stated that, as a Commissioner, she would like to clarify that the Commission is against taking prime agricultural land and this action would not be setting a precedent for the rest of Fair Oaks Avenue. PUBLIC HEARING - USE PERMIT CASE NO. 81 -313, TO ALLOW FOR CONDUCT OF A MORTUARY IN THE "P -C" PROFES COMMERCIAL DISTRICT, FAIR OAKS AVENUE. (WOOD FUNERAL HOME). Chairman Gorsline advised that staff has recommended this matter be continued to the next meeting pending review of the proposed plans. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 81 -313 had been duly pu posted and property owners notified, Chairman Gorsline declared the hearing open. Upon hearing no comments from the audience, Chairman Gorsline advised that the public hearing would be continued to the regular Planning Commission meeting of February 3, 1981. Arroyo Grande Planning Commission, 1 -20 -81 Page 5 PUBLIC HEARING - VARIANCE CASE NO. 81 -72, TO ALLOW FOR REDUCTION IN THE CROSS SLOPE REQUIREMENTS, SEC. 9- 3.403,(a)(2) OF THE SUBDIVISION ORDINANCE FROM 20,000 SQ.' FT. TO 19,547 SQ. FT., IN AN "R -1" DISTRICT, ROBLES ROAD BETWEEN CHILTON STREET AND SIERRA DRIVE. (MALONEY). Planning Director Castro referred to the map of the proposed lot split, pointing out that in discussing the matter with Mr.. Karp, he concurred with the applicant's engineer that the sewer easement should not be split, being that it poses additional problems for the City in the event of future maintenance problems. He further noted that the square footage to be gained will be unuseable because of the requirement that no structure or improvements be built over said existing ease- ment. Mr. Castro noted that staff is recommending the approval of the Variance for Parcel A, and Parcel B is in conformance with the cross slope requirements. He further advised the Commission that the map will be coming back at the next meeting for discussion of circulation and actual conditions of approval. Upon being assured by Planning Director Castro that Variance Case No. 81 -72 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mitch Walker, representing Mr. Maloney, spoke in favor of the Variance being granted. He stated that, basically, what they are doing is following Mr. Castro and Mr. Karp's recommendation. There being no further comments for or against the proposed Variance, Chairman Gorsline declared the hearing closed and, after a brief discussion, the following action was taken: RESOLUTION NO. 81 -800 V RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 81 -72. On motion by Commissioner Gerrish, seconded by Commissioner Cole, and by the following roll call vote, to wit: AYES: Commissioners Gerrish, Cole, Fischer, Moots, Pilkington, Sebastian and Chairman Gorsline NOES: None ABSENT: None the foregoing Resolution was adopted this 20th day of January 1981. LOT SPLIT CASE NO. 80 -345, CANYON WAY. (MEYERS). Planning Director Castro referred to the lot split proposal submitted by Mr. Meyers and the staff report, dated January 14, 1981, and the City Engineer's comments made after the Lot Split Committee had met, also dated January 14, 1981. Mr. Castro expressed his concern to the Commission about the future splitting of the properties, especially if they were to occur on an individual basis. He stated that the Com- mission could either proceed to allow each property owner to split their property, or they could request that a study be performed outlining what alternatives are available to both the property owner and to the City in the future splitting of approximately 22 acres and, in his opinion, individual lot splitting is not going to be in the best interest of either. City Engineer Karp reviewed the proposed split and the recommendations of the Lot Split Committee. He stated that the Committee agreed that we should be looking at circulation for the entire area, and it was also their feeling that most of the lots would probably subdivide with 1/2 access to James Way and 1/2 access to Canyon Way, therefore, creating its own access. Commissioner Sebastian stated he would be in favor of the continuance because, in his opinion, there is going to have to be a lot of thought put into this as to what is going to be feasible and practical. The Commission discussed at length their concerns regarding driveway slopes, utility easements, access, etc. for the Canyon Way Assessment District. City Engineer Karp suggested that the Commission adopt a policy for Canyon Way that they will look at the Optional Design Standards under the local Subdivision Ordi- nance, which would enable the property owners to be a little more creative in their proposals. 284 290 Arroyo Grande. Planning Commission, 1 -20 -81 Page 6 After further discussion, on motion by Commissioner Gerrish, seconded by Commissioner Sebastian, and unanimously carried, adopting a policy whereby the Commission will use the Optional Design Standards of the local Subdivision Ordi- nance in considering any lot splits in the Canyon Way Assessment District. Chairman Gorsline advised that Lot Split Case No. 80 -345 would be continued to the next meeting. LOT LINE ADJUSTMENT, LOT SPLIT CASE NO. 80 -330, COURTLAND AND GRAND. (GERRISH). Planning Director Castro explained that the . requested lot line adjustment merely takes the property line and moves it over 36 ft. and, other than that, there are no other changes, and the original requirements remain the same. After a brief discussion, on motion by Commissioner Moots, seconded by Commissioner Pilkington, and carried, Lot Line Adjustment was approved as requested. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 9:30 P.M. on motion by Commissioner Moots, seconded by Commissioner Pilkington, and unanimously carried. ATTEST: k_Oi1 h11_ • Secretary Irma 1