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PC Minutes 1980-10-072 50 ARROYO GRANDE PLANNING COMMISSION October 7, 1980 The Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Fischer, Moots and Pilkington. Com- missioners Cole, Gerrish and Sebastian are absent. Planning Director Castro is also in attendance. ELECTION OF OFFICERS FOR 1980 -81. Chairman Gorsline advised that this matter would be continued again until all Commission members are present. REVIEW OF, DRAINAGE PLANS FOR CONSTRUCTION OF 22 UNIT CONDOMINIUM PROJECT, 1259 FARROLL AVE. (FULLER /DAVINO). Planning Director Castro advised that the Commission wanted to review the drainage plans after confirmation from the adjoining property owner that the develo- per could not use the ponding area, and there is a letter in the files stating that he is opposed to it. Mr. Castro further advised that City Engineer Karp has checked the plans and the storage capacity does meet the Public Works Department require- ments. Mr. Castro briefly reviewed the plans of the proposed ponding areas, stating that staff is recommending approval of the plans. He suggested that one of the con- ditions of approval be that a landscaping plan for the ponding areas be submitted for Planning Department approval; also the automatic irrigation system will have to be worked in with the ponding requirements. After a brief discussion, on motion by Commissioner Fischer, seconded by Com- missioner Pilkington, and unanimously carried, drainage plans for the 22 Unit Con- dominium Project, approved under Use Permit Case No. 80 -297, were approved subject to Planning Department approval of landscaping plans for the ponding areas. PUBLIC HEARING - CONTINUATION - REZONING CASE NO. 80 -143, PROPERTY LYING GENERALLY EASTERLY OF PILGRIM WAY AND THE ARROYO GRANDE HIGH SCHOOL PROPERTY, NORTHEASTERLY OF VALLEY ROAD, AND ABUTTING HIGHWAY 101 ON THE EASTERLY PROPERTY LINE. ZONE CHANGE FROM "A" DISTRICT TO "P -D" DISTRICT - GRANDE HIGHLANDS. (BUSICK- GEARING). Planning Director Castro noted that the Commission did conclude at the last meeting, that they were receptive to the ponding method to resolve the drainage water to be generated by the project. With regard to the density the new plan pro- poses, Mr. Castro advised that the original plan had 353 units, including the prop- erty that is in the County. Taking only the property that is in the City, there was a proposal on the original plan for 296 units and, based on the last presenta- tion by the developer, that number has been reduced to 183 units; so there has been a substantial reduction in the total number of dwelling units. He noted that these are the same plans that the Commission previously recommended to the City Council with the rezoning recommendations with the comments that the density and layout would have to be reviewed and resolved later on as the plans for the project came in for final approval. City Engineer Paul Karp stated, with regard to drainage, that the Commission should be aware that the flooding which occurs from time to time in the farm lands will not be significantly relieved by this project; however, the project as pro- posed will not add to those concerns. He further advised that the solution the developers have proposed is the very same one that is being used all over the City; that is, not to increase or concentrate run -off. There was considerable discussion between the Commissioners and Mr. Karp regarding retention basins and future drain- age plans for the City. Mr. Karp advised that the City feels the drainage plan for this watershed should be done with no expense to the existing taxpayers and should be borne by the developers, since they will benefit the most. Mr. Karp reviewed the proposed circulation plans for the development, comment- ing that, in his opinion, the proposal adequately takes care of the circulation needs. He stated that the internal circulation looks to be alright; the only con- cern that he has is that this road hasn't been shown as a through road, and the Public Works Department would strongly recommend that it come through, because you should be able to get from one side of town to the other side of town by using some street other than Fair Oaks Ave., such as Highway 1, Los Berros Road, or Grand Avenue for emergency purposes. Mr. Karp briefly reviewed water quality and quantity for the City of Arroyo Grande, noting that an updated report is in the process of being prepared and will be forwarded to the Commissioners when completed. Chairman Gorsline opened the hearing for public comment. Mr. Kruescheff, 222 W. Cherry Ave., spoke with regard to the water supply, various projected units al- ready approved for development, and problems of the high nitrate levels in the water. He noted that he has talked to friends in agriculture, and they are very much con- cerned about the water table. He further stated that he is extremely concerned about the circulation coming on to Orchard Avenue, which is already an unsafe street. Arroyo'Grande Planning Commission, 10 -7 -80 Page 2 Paul Haddox, 587 Valley Road, spoke with regard to ponding and drainage,.point - ing out that thetland has been pastured for probably 130 years, has been compacted and there is a lot of run off; and it is quite probable that if it is developed right, there would be less run off than there is now. With regard to circulation, Mr. Haddox stated that Orchard Street is the only access to this property and at the time when we develop it and then shut off its only access, we are shutting off the police and the fire departments, 'and also creating a problem on 'Valley Road. He stated, in his opinion, at the very least there should be traffic going in to it for emergency purposes. Also, there certainly should be pedestrian and bicycle ac- cess. Georgie O'Connor, advised that the school has now relieved all of the high school parking from Orchard Street and it is not a congested area now. Mitch Walker, representing the developers, pointed out that, in his opinion, the developersthave'fully.met ,and have probably exceeded their responsibility, in taking care of all off -site and on -site improvements which they are directly re- sponsible for. Mr. Walker reviewed the alternatives on the circulation. He .fur- ther pointed out that they have cut the densities way back and feel they have a legitimate suburban type density and a fine clustered design, and would like the Commission to conceptually recommend this to the City Council. Planning Director Castro advised that under the Planning Commissions rules, a majority vote of the Commission is needed, which means that all four Commissioners that are present would have to vote in the affirmative. Chairman Gorsline stated he would feel hesitant to make a decision tonight with three Commissioners absent. With regard to the water report being prepared,, City Engineer Karp advised it would be available prior to the Commission's next' meeting. Mr. Eldon E. Gearing, Las Vegas, Nevada, one of the petitioners for the rezon- ing, pointed out that the drainage problem in that area is not being created by their project at all. He stated that the proposed drainage plan would at least, if nothing else, alleviate a flooding problem at the high school. He further pointed out that a Planned Development can be controlled through the engineering, even after it is approved, until the drawings are finished and construction is started. Mr. Gearing also requested that the Commission not take a vote tonight and continue the matter until more Commissioners are present. Terry Wagner, 257 Hillcrest Drive, stated she had previously lived in Laguna Hills within a tract on a hill, with another tract surrounding them that was built on top of a creek. She advised that last year when the'rains came, all the hills - came tumbling down, and it seems to her like re- routing water, etc. is going against Mother Nature and could cause serious problems. Mr. Gearing stated that the•land in Laguna Hills is adobe, and this is very substantial land sitting.on bedrock; will not slip. After discussion, on motion by Commissioner Pilkington, seconded by Commissioner Fischer, and unanimously carried, the public hearing was closed to further public comment, and the matter continued to the next regular Commission meeting. PUBLIC HEARING - USE PERMIT CASE NO. 80 -303, CONVERSION OF EXISTING RESIDENCE INTO CHURCH YOUTH CENTER IN AN "R -3" DISTRICT, 121 POOLE STREET. (GRACE BIBLE CHURCH). Planning Director Castro referred to the staff report, dated October 2, 1980, regarding his comments that it appears the Church is now expanding on to those lots that are fronting on Short Street between Nelson and Poole Streets :. Mr. Castro pointed out that staff has several concerns and, primarily, it is the methodology by which the Academy is proceeding to expand their operation, because it appears it is occuring on a piece meal basis as opposed to identifying an overall comprehensive plan for the needs of the Academy. He further stated that he can appreciate the Academy's position, in that the properties are not under their control'and as sales of property occur, they are faced with the problem of whether or not they wish to expand, or whether they need more facilities for their operation. Mr. Castro noted other concerns that staff has, such as the circulation, the busing situation for the school, and employee parking. He stated, from a land use point of view, he did not see anything wrong with the use they are proposing for the property. He stated also that it is his understanding the proposed expansion of the classroom would not expand the existing enrollment, if and when the high school enrollment is moved to the new , facilities on Oak Park Boulevard. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 80 -303 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. 251 252 Arroyo Grande Planning Commission, 10 -7 -80 Page 3 Mr. Lou Caballero, 990 Stevenson, stated he is a member of the Church body and is speaking as a representative of the Church. He further stated that basically this is a youth center and will not be an expansion of the school. He noted that they are in the process of building a junior /senior high school campus on Oak Park Road, and that will remove approximately 200 students from the existing facility, along with about 20 faculty members. With regard to some of Mr. Castro's concerns, Mr. Caballero advised that, in the past, properties have become available to the Church and they have not purchased them. Their ultimate goal is to move out to Oak Park and they are not thinking about increasing the capacity of the Academy. Any increase or lots that would be purchased is more of an attempt to alleviate the facility they have now, and not to put in more students. With regard to the remodeling of Church Sanctuary and some demolishing of existing classrooms immediately to the rear of the Church Sanctuary, Mr. Caballero advised that the expansion of the Sanctuary would actually be replacing those class- rooms, and would not be an expansion increasing the size of the student body. Mr. Caballero stated that they are in the process of taking a look at the possibility of closing Bridge Street in front of the Church and attempting to come up with a parking solution. The buses, of course, unload the children on Poole Street and park in front of the Church, however; immediately upon completion of the Oak Park campus, the buses will go out there and will be housed out there. Larry Wagner, 257 Hillcrest Drive, Youth Pastor of Grace Bible Church, briefly spoke with regard to the proposed use. Mr. Herb Fiscus, Ventura, stated he is owner of the property on the corner of Poole and Short,' and inquired as to the kinds of activities planned for the Center. Mr. Wagner advised there would be no loud parties, etc. taking place at the center. Mr. Jim Hindershier, Miller Way, stated he supports the project. There being no further comments, Chairman Gorsline declared the hearing closed. After a brief discussion, the following action was taken: RESOLUTION NO. 80 -771 U AYES: NOES: ABSENT: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 80 -303. On motion by Commissioner Fischer, seconded by Commissioner Moots, and by the following roll call vote, to wit: Commissioners Fischer,.Moots, Pilkington and Chairman Gorsline. None. Commissioners Cole, Gerrish and Sebastian. the foregoing Resolution was adopted this 7th day of October 1980. PUBLIC HEARING -'USE PERMIT CASE NO. 80 -304, PRE- SCHOOL FACILITY AT THE FIRST METHODIST CHURCH IN AN "H -S" HIGHWAY SERVICE DISTRICT, 275 NO. HALCYON RD.(WASHBURN). DUE TO A CONFLICT OF INTEREST, CHAIRMAN GORSLINE TURNED THE MEETING OVER TO COMMISSIONER MOOTS, AS ACTING CHAIRMAN. Upon being assured by Planning Director Castro that public hearing for Use Per- mit Case No. 80 -304 had been duly published, posted and property owners notified, Acting Chairman Moots declared the hearing open. Gayle Washburn, 5560 San Jacinto, Atascadero, CA., briefly reviewed the proposed pre - school child care facility. There being no further comments for or against the proposed Use Permit, Acting Chairman Moots declared the hearing closed. Commissioner Fischer stated she feels that the area is very much lacking in alternative pre - school environment, and she is in favor of the pre - school facility, expecially since the Church has been used as a Nursery School through the City's Recreation Department. She stated the facilities are there and should be used. After a brief discussion, the following action was taken: Arroyo Grande Planning Commission, 10 -7 -80 RESOLUTION NO. 80 -772 U RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 80 -304. Page 4 On motion by Commissioner Fischer, seconded by Commissioner Pilkington, and by the following roll call vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Commissioners Fischer, Moots and Pilkington. None. Commissioners Cole, Gerrish and Sebastian Chairman Gorsline. the foregoing Resolution was adopted this 7th day of October 1980. CHAIRMAN GORSLINE ASSUMED THE CHAIR. PUBLIC HEARING - USE PERMIT CASE NO. 80 -305, CONSTRUCTION OF 16 AIR SPACE CONDO - MINIMUM UNITS IN THE "R -2" DISTRICT, 830 HUASNA ROAD. (RANELLETTI). Planning Director Castro pointed out that the "R -2" property is approximately 1.49 acres and is directly west of the existing mobilehome park. 'He stated that the architectural plans and density allowance would be forthcoming at the next regular meeting, if the Use Permit is approved. He further stated, in his opinion, the pride of ownership on a condominium project is greater in maintaining the project than apartment projects, and the C.C. & R.'s also address a maintenance program, and he also feels that the condominiums are more compatible with the existing single family residents and, for these reasons, he is recommending approval of the Use Permit with the understanding that at the next meeting, plans come consistent with the "RR -2" Zoning. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 80 -305 had been duly published, posted and property owners notified, Chair- man Gorsline declared the hearing open. Tony Azevedo, Huasna Road, stated that his father owns the property adj the property in question, and he has no objections to the condominium idea, long as it is properly done, in his opinion, 'it can be an asset to the City. Ranelletti, petitioner for the Use Permit, spoke in favor of the Use Permit granted. He advised that he feels the project will be an asset to the area; nice out there now and they plan to keep it in line with what is there. He the condominiums to sell for between $82,000 and $90,000. AYES: NOES: ABSENT RESOLUTION NO. 80 -773 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT DECLARATION. Commissioners Fischer, Moots, Pilkington, and Chairman Gorsline. None Commissioners Cole, Gerrish and Sebastian. the foregoing Resolution was adopted this 7th day of October 1980. RESOLUTION NO. 80 -774 U - RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 80 -305. acent to and as Tony being it is estimated There being no further comments from•the public, Chairman Gorsline declared the hearing closed. With regard to the Request for Negative Declaration, Planning Director Castro briefly reviewed his report to the Commission, dated September 22, 1980, and recom- mended approval of the Request. After a brief discussion, the following action was taken: On motion by Commissioner Fischer, seconded by Commissioner Moots, and by the following roll call vote, to wit: On motion by Commissioner Fischer, seconded by Commissioner Moots, and by the following roll call vote, to wit: 253 954. Arroyo Grande Planning Commission, 10 -7 -80 Page 5 AYES:. Commissioners Fischer, Moots, Pilkington, and Chairman Gorsline. NOES: None. ABSENT: Commissioners Cole, Gerrish and Sebastian. the foregoing Resolution was adopted this 7th day of October 1980. PUBLIC HEARING - REZONING CASE NO. 80 -145, ZONE•CHANGE FROM "RA -B3" TO "RA -B2" DISTRICT, TALLY HO ROAD. (LA VINE). Planning Director Castro referred to the map and described the property in question. He stated that his concern regarding the zone change is the fact that dur- ing the Canyon Way rezoning, the Commission wanted the Council to proceed with that action so that they could at least have some direction as to how the balance of Tally Ho Road should be addressed, and since that has not been completed as yet, staff is wondering if that should occur first before proceeding with any further rezoning along Tally Ho Road. He further advised that the Council has held back the Shigenaka prop- erty on Tally Ho Road on the same findings that they don't want to rezone that prop erty, even though it is not part of the Canyon Way rezoning, simply because they want to be sure that Canyon Way Rezoning goes, and then maybe proceed with compatible zon- ing for both sides ofTTally Ho Road. Mr. Castro pointed out that another concern he has with the is the fact that a few years ago a Use Permit was granted for the construction of greenhouses on this property, which seems to be quite a successful operation, and his concern would be no different than that of Addison Wood's application wherein you have a mixed com- mercial /residential use, especially where you are upgrading the density. Upon being assured by Planning Director Castro that public hearing for Rezoning Case No. 80 -145 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Bob Daddi, 522 Via La Barranca, and Doris Olson, 573 Via La Barranca, inquired as to what the final impact of the rezoning would have on the area, and how many resi- dences could result from the rezoning. Planning Director Castro advised there is a potential for 8 more residences. Also, if the petitioner wished to further subdivide the property, and the Commission approves it, he could have more lots. Mitch Walker, representing the petitioner, pointed out that the two lots on the back of the property were not a part of the rezoning application. He further advised that the petitioner did not have an opportunity to discuss the matter with the Lot Split Committee, since a quorum was not present at the meeting. Mr. Walker pointed out an existing greenhouse is being taken down and moved and there will not be any con- tinued greenhouse use of that property. There is a smaller greenhouse on one of the back lots, which is not a part of the application. Planning Director Castro advised that the entire parcel of property was advertised for rezoning and suggested that Mr. Walker consult with the petitioner because if the back lots are not a part of the petition, • a separate zoned pocket will be created. He requested that Mr. Walker advise him as to what property is to be rezoned so that the matter can be re- advertised. After further discussion, Chairman Gorsline advised that the matter would be con- tinued to a later meeting, pending confirmation to the area being rezoned and readver- tising of the public hearing. LOT SPLIT CASE NO. 80 -335, SO. SIDE OF FAIR OAKS AVENUE BETWEEN WALNUT AND ELM STREETS. (CONKLIN). Planning Director Castro advised that due to the lack of quorum at the Lot Split Committee meeting, the Parcel Map is being presented to the Commission as a whole. He stated that he would not endorse the proposed subdivision in the manner that it is being proposed. He further stated, in his opinion, the easement being provided for the number of lots is not wide enough, and there are some depth problems that the lot has not met as far as the Subdivision Ordinance is concerned and, if there is no bulb involved there, there are some more severe problems as far as turn - around for emergency vehicles is con - cerned. He noted that the Fire Department has questioned the proposed cul -de -sac as possibly being inadequate for emergency vehicles. Mr. Castro stated he feels the pro- perty is being over - developed and cannot accommodate that many lots. City Engineer Karp stated that four single family homes being served by a private street is being pro- posed, and he cannot see a very workable method of maintaining a private road at this time. Arroyo Grande Planning Commission, 10 -7 -80 Page 6 Mr. Robert Garing, agent for the applicant, briefly reviewed the requested split, pointing out that the property in question is a very difficult piece of property. He explained that the concept of the proposal is to construct and pave the road, which would be 25 ft. wide. Mr. Kirby Conklin, petitioner, stated, in his opinion, the de- velopment itself would be a benefit to the area because it would be providing some affordable housing, and although they are sub - standard lots, they are all over -sized and because of the irregular shape, the housing designs of the homes could be fluctu- ated. Mr. Castro commented that the Public Works Department would have to reduce the standards for the cul -de -sac, and also a Variance would have to be granted for parking in the front yyard setback. Commissioner Fischer stated she feels the .proposal is over use of an odd piece of property and probably a plan could come in, but it wouldn't have four lots on it. After discussion, on motion by Commissioner Fischer, seconded by Commissioner Pilk- ington, and unanimously carried, denying Lot Split Case No. 80 -355. LOT SPLIT CASE NO. 80 -336, NORTHEAST CORNER OF MCKINLEY AND LE POINT STREETS - LOT LINE ADJUSTMENT. (DAVINO). Mr. Castro read a letter from the adjoining residents of the subject property, Mr. and Mrs. Max E. Harris, dated September 10, 1980, expressing their concerns re- garding the proposed lot line adjustment, and requesting the Commission's considerat- ion in leaving the lots oriented as originally mapped. Mr. Castro briefly reviewed the concerns expressed by Mr. and Mrs. Harris, pointing out that they are legitimate concerns. He noted that the lots, as they are right now can be built on, however, it might dictate a special design of a house. City Engineer Karp stated he would basically agree with Mr. and Mrs. Harris, be- cause for one thing, it cannot meet the Subdivision Act in the City; corner lots must meet a 7,000 sq. ft. minimum and have a 70 ft. frontage. Secondly, Le Point Street_ is a collector street on our Federal Aid Urban Map, and being a collector, it would be more desirable to have the driveways on the minor street, McKinley, rather than coming out into Le Point Street. Mr. Harris was present and advised they would like their letter to stand as it is, and he also wanted to point out that the views are east and west from those nice lots and if they are turned the other way, the corner lot would have no view. Mr. Dick Davino, Cerro Vista Lane, applicant for the lot split, displayed a map showing the maximum buildable area, and what he ig proposing with the'=1ot line adjust- ment is there will be at least 20 ft. between Mr. Harris' property line and the new structures built on the two new lots instead of a 5 ft. side yard setback. As far as the driveways, we will probably have one garage come off of McKinley Street and one off of Le Point St. Mr. Karp stated, if the Commission feels the proposal is a better orientation, in his opinion, they could probably go to some sort of process of Variance to the ordinance to allow for that corner lot which would make a more regular shaped house. Mr. Karp further explained that the corner lot, being 48 ft. in width, is a legitimate lot as it now exists, but if you go through map procedures, it has to con- form to code. With regard to obstruction of view, Mr. Davino advised that what he proposes are single story houses and without the adjustment, what he would probably have to do is build a two story house that is 5 ft. from the property line on that interior lot and also 10 ft. from the rear. He further stated that, personally, he would prefer to have a house built 20 ft. from him, and not blocking his view and is a single story house. Mr. Castro advised that if the Commission wishes to proceed with the application, it will have to be continued in order for the applicant to apply for a Variance, be- cause there is no way that the lots will meet the subdivision standards. On motion by Commissioner Pilkington, seconded by Commissioner Moots, LotsSplit Case No. 80 -336 was denied on a 3 to 1 vote. TENTATIVE MAP TRACT NO. 945, "SOTO PARK TERRACE ", 6 UNIT CONDOMINIUM PROJECT, CORNER OF SPRUCE AND ASH STREETS. (VELAND). Mr. Castro pointed out that the tract map is being submitted on the condominium project which the Commission approved a month or so ago. He further noted that City Engineer Karp is recommending the following: Individual water and sewer for each unit; that drainage go to the street or that a community pond be created; that drainage fees be collected as per the district; and that park fees be collected with each unit as is customary with the subdivision. 255 256 Arroyo Grande Planning Commission, 10 -7 -80 Page 7 Planning Director Castro advised that the Negative Declaration was granted dur- ing the original approval of the project. After a brief discussion, the following action was taken: ADJOURNMENT There being no further by the Chairman at 10 ATTEST: AYES: NOES: ABSENT: RESOLUTION NO. 80 -775 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE MAP FOR TRACT NO. 945, SOTO PARK TERRACE, AND REFERRAL TO THE CITY COUNCIL FOR INFORMATIONAL PURPOSES ONLY. On motion by Commissioner Fischer, seconded by Commissioner Pilkington, and by the following roll call vote, to wit: Commissioners Fischer, Moots, Pilkington and Chairman Gorsline. None. • Commissioners Cole, Gerrish and Sebastian. the foregoing Resolution was adopted this 7th day of October 1980. - COMMUNICATIONS Mr. Castro advised that "Slender Pleasures" on Grand Avenue have requested permission to erect a ver -y attractive double faced wooden free standing sign, 41 x 611 ft. in size. Be stated that he advised the owners that he would have to obtain approval from the Planning Commission to grant administrative approval for • the sign. The Commission indicated their concurrence that administrative approval be granted. Mr. Castro also noted that Jim's Radiator Shop has submitted landscaping plans and is requesting approval to install the plastic sign that is on the present build- ing and place it in the landscaped area fronting on Branch Street. After a brief discussion, the Commission felt that a redwood sign in keeping with the Village area would be more desirable. Plan ing Direct ss before the Commission, the meeting was adjourned