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PC Minutes 1980-02-05.76 ARROYO GRANDE PLANNING COMMISSION February 5, 1980 The Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Carr, Fischer, Moots, Sebastian and Simmons. Commissioner Cole is absent. Planning Director Castro is also in attendance. MINUTE APPROVAL On motion by Commissioner Fischer, seconded by Commissioner Sebastian, and unanimously carried, the minutes of the regular meeting of January 15, 1980 were approved as submitted. ADDITIONS OR DELETIONS TO THE AGENDA Planning Director Castro advised that Agenda Items 1.a, 1.b, and 1.c, Lot Split matters for Oak Park Acres development, are to be continued to the next regu- lar meeting of February 19, 1980. Also, Agenda Item #4, Use Permit Case No. 80 -290 for Mr. Newdoll, is being requested to be continued to the next meeting of February 19, 1980. The Commission agreed to the continuance of the above mentioned items. REVIEW COMMITTEE ACTIONS:. ARCHITECTURAL REVIEW CASE NO. 80 -214, "PARKVIEW MANOR ", 61. UNIT PROJECT FOR ELDERLY AND HANDICAPPED, 365 AND 377 SO. ELM ST. (RANELLETTI). Planning Director Castro advised that in addition to the letter from Fire Chief Marsalek regarding the subject project, dated January 29, 1980, an additional letter from Chief Marsalek was received this date, with regard to his that the proposed building be fully sprinklered. Mr. Castro commented that, as noted in his staff report dated January 31, 1980, the Architectural Review Committee did not concur with this recommendation, being that the Uniform Building Code does specify that an occupancy of this type structurally has to meet construction stand- ards for fire resistance and, in his opinion, the sprinklered system would:be dupli- cating the same effort. Planning Director Castro displayed color elevations of the proposed project and commented that the plans included in the Commissioners' packets are, very com- plete. Staff is recommending approval of the project subject to the conditions outlined in his report. Mr. Castro further commented that if the concerns raised by Fire Chief Marsalek cannot be resolved, he suggests that approval of the project be conditioned subject to fire protection question being resolved to the satisfact- ion of the Fire Chief and staff. After considerable discussion, on motion by Commissioner Fischer, seconded by Commissioner Carr, and unanimously carried, Architectural Review Case No. 80 -214 was approved, subject to the conditions noted in staff report dated January 31, 1980, and amended as follows: Amend Item 7 to read: "That emergency lighting powered by a generator or standby battery operated lighting be included with a fire alarm system, as well as the security system." Amend Item 8 to read: "That the side and rear fence be constructed in a staggering board effect to provide a neighborly effect with the adjoining properties." Add Item 11 to read: "That the fire protection element be resolved to the satisfaction of the Fire Chief and staff." PUBLIC HEARING - PROPOSED AMENDMENT TO ZONING ORDINANCE, ARTICLE 6, SEC. 9- 4.605(a), HEIGHT RESTRICTIONS IN THE "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT. Planning Director Castro noted that, in keeping with the Commission's directive, staff published the notice of hearing regarding modifications to the "R -1" District of the Zoning Ordinance. Mr. Castro stated that the maximum allowable height for main buildings in the "R -1" Single Family Residential District would read "Not to exceed thirty (30') feet ", deleting the wording "Two (2) stories ". He pointed out that this amendment would, in no way, supersede height restrictions that have been placed on other developments throughout the City. Upon being assured by Planning Director Castro that public hearing for Zoning Ordinance Amendment had been duly published and posted, Chairman Gorsline declared the hearing open: Elizabeth Jackson, 208 Fair View Drive inquired if this would apply to all "R -1" Districts in the City. Planning Director Castro indicated that it would, with the exception of developments that have already had height restrictions placed on them. ARROYO GRANDE PLANNING COMMISSION, 2 -5 -80 There being no further comments for or against the proposed amendment, Chairman Gorsline declared the hearing closed. On motion following roll the After a brief discussion, the following action was taken: AYES: NOES: ABSENT: AYES: NOES: ABSENT: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMEND- MENT TO THE ZONING ORDINANCE, NO. 24 C.S. by Commissioner Moots, call vote, to wit: Commissioners Carr, Chairman Gorsline None Commissioner Cole RESOLUTION NO. 80 -722 Z seconded by Commissioner Fischer, and by the Fischer, Moots, Sebastian,. Simmons and the foregoing Resolution was adopted this 5th day of February, 1980. PUBLIC HEARING - VARIANCE CASE NO. 80 -64, REQUESTING VARIANCE FROM ZONING ORDINANCE, ARTICLE 4, SEC. 9- 4.406(b), REQUIRING MINIMUM OF 150 FT. LOT WIDTH IN THE "A" AGRICULTURAL DISTRICT, PRINTZ ROAD. (WHITE). Planning Director Castro reviewed the staff report, dated January 30, 1980, and a letter signed by F. J. Kirkpatrick and E. L. Nooker, dated January 30, 1980, outlining some of the history of the property, and their endorsement of Mr. White's request for the Variance. Mr. Castro pointed out that the requested Variance would allow the property to be split with a lot width of 100 ft. as opposed to the 150 ft. requirement of the "A" District. Mr. Jeff White, Printz Road, advised the Commission that the parcel is a long 3 acre piece and, if split, both lots would still remain 100 ft. in width and 650 ft. in depth. Upon being assured by Planning Director Castro that public hearing for Vari- ance Case No. 80 -64 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Lester White, Printz Road, petit- ioner for the Variance, spoke in favor of the Variance being granted. He stated that the property is long and narrow and is a difficult piece of land to do any- thing with. He further stated he was not aware of the width restriction until he had applied for the lot split that was previously denied by the Commission. There being no further discussion for or against the proposed Variance, Chair- man Gorsline declared the hearing closed. In answer to Commissioner Fischer's question as to whether or not the granting of this variance would be setting a precedence, Planning Director Castro advised that just about all of the properties that could be split in this area have been split, and under the "R -S" District, any further lot splits would be in violation of the intent of the District. After further discussion, the following action was taken: RESOLUTION NO. 80 -723 V Page 2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO.80 -64. On motion by Commissioner Sebastian, seconded by Commissioner Moots, and by following roll call vote, to wit: Commissioners Carr, Fischer, Moots, Sebastian, Simmons and Chairman Gorsline None Commissioner Cole the foregoing Resolution was adopted this 5th day of February, 1980. PUBLIC HEARING - USE PERMIT CASE NO. 80 -290, 1161, 1153 AND 1141 ASH AVENUE 23. UNIT CONDOMINIUM DEVELOPMENT IN AN "R -G" GARDEN APARTMENT DISTRICT. (NEWDOLL). Chairman Gorsline advised that this matter would be continued to the meeting of February 19, 1980. He asked if anyone is present to speak on the matter who will not be able to attend the next meeting. There being none, the public hearing was continued to the next regular meeting of February 19, 1980. 177 L. 78 ARROYO GRANDE PLANNING COMMISSION, 2 -5 -80 Page 3 PUBLIC HEARING - CONTINUATION REZONING CASE NO; 79 -135, FROM "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT TO "H -S" HIGHWAY SERVICE DISTRICT, 1063 AND 1065 GRAND AVE. (LANDINI). Planning Director Castro advised that, in accordance with the Commission's directive at the last meeting, the public hearing was re- advertised to include the parcel of land projecting easterly beyond the current commercial land fronting on Grand Avenue. He further advised that in reviewing the files, it was found that this is the map that the City approved some years back dividing the property in lots of less than the 6,000 square ft. minimum. He stated that staff recommends the granting of the application to make the entire commercial area in conformance with what exists at the present time. He further commented that there is no way that access will be provided through the residential area on to Sunset. Drive, and that this could be made a condition of the zone change. Upon being assured by Planning Director Castro that public hearing for Rezon- ing Case No.79 -135 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. There being no comments from the audience either for or against the proposed zone change, Chairman Gorsline declared the hearing closed. After a brief discussion by the Commission, the following action was taken: On motion following roll AYES: NOES: ABSENT: On motion following roll AYES: NOES: ABSENT: RESOLUTION NO. 80 -724 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT DECLARATION. by Commissioner Fischer, seconded by Commissioner Carr, and by the call vote, to wit: Commissioners Carr, Fischer, Moots, Sebastian, Simmons and Chairman Gorsline None Commissioner Cole the foregoineResolution was adopted this 5th day of February 1980. RESOLUTION NO. 80 -725 Z RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE 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. by Commissioner Fischer, seconded by Commissioner Moots, and by the call vote, to wit: Commissioners Carr, Fischer, Moots, Sebastian, Simmons and Chairman Gorsline None Commissioner Cole the foregoing Resolution was adopted this 5th day of February 1980. CONTINUATION OF PUBLIC HEARING - REZONING CASE NO. 79 -130, ZONE CHANGE FROM "A" DISTRICT TO "P -D" DISTRICT - KNOLLWOOD DEVELOPMENT. (URBAN SCIENCES, INC., AGENTS FOR BAMOD CO.) • Planning Director Castro advised that the plan that is being presented tonight includes about 290 units and that, basically what he has tried to resolve with Mr. Dodson, is the preservation of the wilderness area shown on the map. Mr. Castro reviewed the changes as shown on the new map. He further pointed out that maybe the Commission would be more comfortable if a more precise plan were presented. He pointed out that if the Commission wants to keep the development comparable with Rancho Grande and Oak Park Acres development, in his opinion, consideration of a much lesser density should be given; maybe 180 to reach the 1.2 dwelling units per acre. Mr. Castro advised that a petition from the Miller Way residents had been in- cluded in their packets, requesting that Miller Way not be extended. He stated that both City Engineer Karp and he reviewed the request and, although they appreciate the concerns of the people, they cannot endorse the idea of closing Miller Way. It is im- portant from the standpoint of circulation purposes, and also for utility purposes. ARROYO GRANDE PLANNING COMMISSION, 2 -5 -80 Page: -4 Mr. Bruce Dodson stated they were very pleased with the way the project is going and, in his opinion, they have made progress at the staff level and in the meetings. He noted that the project is servicable now and in the future with re- gard to water and sewer. Phase 1 is all at elevations that could be served, and there is capacity in the tank to serve it. Mr. Dodson referred to elements of the General Plan of the City, stating they have done their very best to understand and interpret these documents, as Planning professionals, and, in his opinion, this project would be both a short and long term asset to the community. He stated that mixed housing is an aspect of American life that has been coming for a long time, and it has the ability to adapt itself to the terrain as well as the changing needs. He urged the Commission to do the best they can in terms of looking into a crystal ball and imagining what the requirements of the citizens are going to be in the future. Upon being assured by Planning Director Castro that public hearing for Rezon- ing Case No. 79 -130 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Richard Lasienski, 324 Miller Way, advised that the residents of Miller Way had a meeting last Sunday, and the petition before the Commission contains signatures of 93'; of the people who live on Miller Way. The only thing the resi- dents are against is having Miller Way as a through street; they want to have it as a deadend street. He stated he doesn't think Miller Way is a normal streetlin that it is a very steep street and there are a number of blind areas on the street. The school bus doesn't come up the street because it is so steep, and the children have to walk down the hill, and one of their main concerns is the safety of the children. Mr. Dick Zeigler, 276 Miller Way, stated the hill is steep and the street does get slippery during the winter months; cars slide on it. There aren't any sidewalks and the children have to walk on the sides of the street. His major concerti is the increased traffic. Also the blind spots at Mason and Branch Street and Nevada and Branch Street are a hazard, and when you get this many cars coming down those two streets, there is an increased possibility of accidents. He further stated that the residents are not against Knollwood; they are concerned with the traffiF situ- ation. Mr. Hal Belch, 262 Miller Circle, stated there is an 18% grade going up Miller Way, and there was never an indication by anyone that Miller Way waslgoing to be a main collector street. The banks are very steep and the children have to walk in the street. He pointed out that since he has lived up there, there have been three trucks roll down the hill because it is too steep. Mr. John Runels, 213 Miller Way, expressed his concerns about the safety of the children; also the contractors spill gravel on the road causing it to be slippery and dangerous. Mr. Reuben Kvidt, 1173 -C El Camino Real, stated, in his opinion, Knollwood is an especially well planned project and, in general, they have given good con -. sideration to the use of the terrain. He spoke in favor of the senior citizens housing, stating such housing is very much in demand and that type of resident is a credit to the community. With regard to Miller Way, he stated, in his opinion, this is a natter that has to be resolved in some way to alleviate the problem and reduce the need for using Miller Way and directing more of the . traffic down to West Branch Street. He further stated that the developer needs the proposed number of units to make the project economically feasible. Ruth Duncan, 289 Miller Way; Una Scheideck, 268 Miller Way; and Doris 300 Miller Way, stated they objected to Miller Way being continued because were concerned about the safety of the children having to walk in the stre they do not want the extra traffic that the through street would bring. There being no further comments for or against the proposed development, Chairman Gorsline declared the hearing closed. Weis, they t, and In answer to Mr. Belch's question regarding what effect this kind of develop- ment will have on the school system, Mr. Dodson advised that the Cities and School Board are working on a plan to assess new buildings through .a surcharge. Commissioner Sebastian commented that, in his opinion, the discussions just heard with regard to circulation is indicative that the EIR was not complete and that the overall circulation difficulties in relation to grades on outlet streets were not taken into consideration. With regard to the proposed park, Commissioner Sebastian stated he personally would like to see the Parks and Recreation Commis- sion take a look at the 14.8 acres that is being proposed, because he would hate to see the City purchase or require additional land that is not useable be included in the City maintenance program., With regard to the proposed duplex units, Mr. Sebastian commented that before he could begin, in his own mind, to consider the 179 ego ARROYO GRANDE PLANNING COMMISSION, 2 -5 -80 Page 5 66 units, he would need to see some layouts, and possibly some engineering con- cepts as to how we would be able to protect La Barranca and the downstream area from further erosion, and also to see how that actual density can be achieved. Commissioner Sebastian also made reference to the letter from Buena Engineers. He stated that, based on his engineering background, he has difficulty in the terminol- ogy in trying to change the errosiveness of the soils because of the change of class- ification, and that, in his opinion, the letter seems to negate the very Appendices of the Environmental Impact Report. He read a statement from the report, stating that, from what he just read, as soon as the top soil is gone the erosion will di- minish. Along those lines, it will be interesting to see what kind of engineering feats are going to be used. Mr. Dodson advised that the EIR addresses a number of mitigations and they have gone through them item by item. With regard to the cross sections, Mr. Dodson advised that you either have to grade or you have to cut, and in response to the original review by the Planning Commission, they have gone back now and have more closely followed the contours. Commissioner Fischer stated one of her concerns is the 12 one acre parcels. In her opinion, it is difficult property to be developed fronting on a major road. Mr. Dodson stated that there is no development planned for the steepest part of that area Commissioner Moots stated, regarding the park site, he doesn't see much value to that land for a park because of the terrain. Also, he would like to see something more concrete on the duplexes. With regard to density, Commissioner Moots stated a lot of study is needed to determine how many units will really fit on that property. Commissioner Carr stated he agrees with what Commissioners Sebastian, Fischer and Carr have said, particularly with regard to erosion and more detailed plans on the 66 duplex units. He further stated he is concerned about the schools and about the fees. With regard to the park, he stated it is his feeling that the City should take a good look at it to determine whether it is really useable. Commissioner Carr stated he has some problems with the general circulation and he would like to see Miller Way not go through. With regard to the Halcyon Way alignment, Commissioner Carr stated it seems like the alignment is going awfully close to the drainage area up there; also, in his opinion, it would be more attractive to have bridges at the crossings rather than culverts, and he hopes that consideration will be given to bridges on some of those crossings rather than.just.culverts. He further stated that, in his opinion, we should consider phasing construction of the two duplex areas to be concurrent with the construction of Way. Planning Director Castro advised that staff is ready to come back with a recommendation on what streets are to be constructed with what phase of the project. Commissioner Simmons commented with regard to the traffic on James Way, stating that if Miller Way isn't opened, traffic is going to come up Tally Ho 'Road to get to James Way, and James Way is inadequate right now. Commissioner Sebastian stated with regard to the traffic circulation and the actual construction of the project, he would like to see staff take a look at a plan of restricting construction traffic to certain roads as a mitigating aspect of this impact. Mr. Castro stated, from the concerns expressed by the Commission, they want to see more precise plans for the project. Also, they are concerned about other sub- standard streets in the City, and maybe the Commission should ask the Council for a meeting with regard to improvement of certain substandard streets, because so long as we keep having development, those problems are going to be compounded more and more. Chairman Gorsline expressed concerns with regard to increased traffic coming down and hitting Branch Street. There is no way for it to go except toward the Village and underneath the freeway, which will create a serious problem there too, - especially since that is regularly used by a number of children. He further stated, in his consideration of the project, he is concerned about what happens when all of this traffic gets off of this project and where does it go from there; again, we are dealing with substandard streets. He stated maybe some of these developments are going to force the rest of the City streets to become standard. With regard to Miller Way, Chairman Gorsline stated this is a good example of what should not happen in other developments. He stated he has.some concerns in terms of densities too. Also, the suggestion has been made that we need to meet all of the housing needs of our community, and he needs to have some very clear figures as to what we are talking about and at what prices these houses are going to be sold; what is the middle income and senior citizen housing going to.be sold for? ARROYO GRANDE PLANNING COMMISSION, 2 -5 -80 Commissioner Sebastian commented with regard to the duplexes and senior citizen housing, he is assuming these are going to be developer constructed, and he would like to see some tentative architectural renderings as presented in past projects to see what the developer has in mind on these units. With regard to the wooded areas, he stated he would like to see some sort of main- tenance concept as to how these are going to be protected. After further discussion, Chairman Gorsline advised that the hearing on the Knollwood development would be continued at the next regular Planning Com- mission meeting of February 19, 1980. REVIEW - WILDWOOD RANCH DEVELOPMENT - CONDITIONS OF APPROVAL Planning Director Castro advised that the City Council has held a study session with regard to the subject development, and have decided to proceed with the contract agreements. The Commission should review all of the conditions of the project, and any new requirements the Commission may have could be incorpor- ated in the current list. Mr. Castro briefly reviewed the revised plan indicating. 65 units, advising the Commission that any areas they are not satisfied with, they should make their feelings known. Mr. Rossi advised the Commission that although they have reduced the number of units to 65, they do not intend to alter the drainage plan. Planning Director Castro referred to the letter, dated February 1, 1980, from Richmond, Rossi and Montgomery, requesting several modifications to the conditions of approval for the project, specifically. Items 2, 21, 27 and 34. Mr. Castro stated staff has no objections to the requested modifications of Items 2 and 21. With regard to Item #27, staff feels they want to maintain that condition as stated, being that the final map still has to come before the Planning Commis- sion and City Council. Mr. Rossi stated he may have understood the requirement, and he has no problem with it the way it reads. With regard to Item #34, Mr. Rossi stated he has no problem with the language suggested by City Engineer Karp. Mr. Castro stated Mr. Karp wants to retain something for dedication and improve- ment of Corbett Canyon Road. He suggested the wording, "Corbett Canyon Road - include but not limited to a dedication and improvement if necessary, to conform to General Plan, and Cal Trans Encroachment Permit." Commissioner Sebastian expressed his concerns about the driveways, stating the 28 ft. road without sidewalks would pose a safety problem for the children in the development. He stated if it is possible to get all of those units with a 24 ft. driveway, in his opinion, it would be a much nicer condition for people to get totally off of the street. Mr. Montgomery stated he could understand Commissioner Sebastian's point re- garding the driveways, however, it was their feeling that positioning of certain driveways to over 20 ft. would create other problems. He further stated it was their thinking that the frequency between the automobile and the pedestrian would not be a problem and they would rather design the development to encourage move- ment of the pedestrians the open areas. He commented that about 20% of the units have 20 ft. driveways, however, if the Commission feels 24 ft. is appro- priate, they could live with that. In answer to Commissioner Carr's question regarding school fees, Mr. Rossi advised that a contract already exists whereby Mr. Tempus agreed to the formula in effect at that time. After further discussion, Chairman Gorsline advised that a public hearing to consider the contractual agreement providing for the development of the Wild - wood Ranch Development would be held at the regular meeting of February 19th. ADJOURNMENT There being no further business before the Commission, the meeting was ad- journed by the Chairman at 11:25 P.M. ATTEST: ` cud Secretary 181 Page 6