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PC Minutes 1979-12-18L. Arroyo Grande Planning Commission December 18, 1979 The Arroyo Grande Planning Commission met in regular session with Chairman Gorsline presiding. Present are Commissioners Carr, Cole, Fischer, Moots and Sebastian. Commissioner Simmons is absent. Planning Director Castro is also in attendance. APPROVAL OF MINUTES On motion by Commissioner Carr, seconded by Commissioner Cole, and unanimously carried, the minutes of the regular meetings of November 6, 1979 and November 20, 1979 were approved as prepared. ADDITIONS OR DELETIONS TO AGENDA Planning Director Castro requested that the referral from the City Council on the Wildwood Ranch development be added prior to Item 1 on the Agenda and considered by the Commission. The Commission approved the request. REFERRAL FROM CITY COUNCIL - WILDWOOD RANCH DEVELOPMENT Planning Director Castro advised that he had received a letter from Richmond, Rossi & Montgomery requesting that the matter be continued. However, in check- ing with the city attorney to determine if the letter would be valid as far as the 40 day limitation is concerned, Mr. Shipsey advised that the City Council is the only body that could extend the 40 day limit and, in view of the fact that they do not meet again until next year, the Commission must consider their referral at this meeting. He advised that basically there are three areas that the Council wanted the Commission to comment on; (1) private streets, (2) density figure of 65 units, and (3) opening of Platino. He suggested that the Commission discuss these items and take a separate vote on each individual item. With regard to Public Streets vs. Private Streets, Planning Director Castro stated it was his understanding that the City Council endorsed the private streets concept to be maintained by the people in the development. Further, it was their recommendation that Platino be opened for emergency access, but with an entry way designed to deter traffic into the project, and a density figure of 65 units. After considerable discussion, the following recommendations were made: Public Streets vs. Private Streets: The Commission was in favor of privately maintained streets with public access on a 4 -2 vote. Opening of Platino: The Commission recommended that Platino be open on a 5 -0 vote (Commissioner Sebastian abstaining), with the comment that other alternatives be looked at when the plan is submitted. Density: The Commission recommended a density of 65 units on a 5 -1 vote. REVIEW COMMITTEE ACTIONS - ARCHITECTURAL REVIEW CASE NO. 79 - 212, 227 S. HALCYON ROAD, ADDITION TO EXISTING OFFICE BUILDING. (NATIONAL THERAPY ASSOCIATION). Planning Director Castro reviewed the matter, advising that the Architectural Review Committee recommended that the project be referred back to the designer for reconsideration of the roof line, additional landscaping in front of car stall #1, identify front entrance to offices and walkway, fence identification along sides and rear property line, and consideration of additional landscaping at the rear of the property. He further noted that the required parking can be accommodated. Mr. Castro stated that in line with the Committee's recommendations, the designer has submitted revised plans incorporating the recommended changes and, he sees no problem in granting approval of the revised plans. Commissioner Sebastian expressed concern for some kind of bumper protection to prevent an automobile from backing into the building. Planning Director Castro advised that a condition could be included for protection of the structure, plus the standard conditions, i.e. standard 6 ft. fence on side and rear property line, bumper stops, striping and landscaping. After a brief discussion, on motion by Commissioner Cole, seconded by Commissioner Moots, and unanimously carried, Architectural Review Case No. 79 -212 was approved subject to the conditions outlined by the Planning Director. Arroyo Grande Planning Commission, 12 -18 -79 Page 2 REVIEW COMMITTEE ACTIONS - LOT SPLIT CASE NO. 79 -319, PORTION OF LOTS 6 AND 7 OF FAIR OAKS TRACT (ASH STREET) - LOT LINE ADJUSTMENT. (MATYN). Planning Director Castro reviewed the concerns of the Lot Split Committee as listed on the report dated December 12, 1979. He further advised that if the Commission is so disposed in granting the application, recommended conditions are also listed in the report. He stated that in the past the Commission has ex- pressed some concern about small lots being created, however, in the future, this development could possibly tie the two properties together, but they are in sep- arate ownership at the moment. Mr. Jim McGillis, Surveyor with San Luis Engineering, presented an exhibit and stated that if the lot line adjustment is approved making the property all one piece and if the applicant can't purchase it, then he wouldn't be able to record the final map. He requested that the exhibit he is presenting be acted upon rather than the first exhibit submitted. He further stated that the applicant has no intention of developing these parcels separately. Planning Director Castro advised he has no problem with Mr. McGillis' request, which would provide a better plan than having the existing narrow lots. After a brief discussion, on motion by Commissioner Cole, seconded by Com- missioner Carr, and unanimously carried, approving Lot Split Case No. 79 -319 with the new exhibit presented by Mr. McGillis, and adding an additional con- dition to the requirements noted in Minor Subdivision Committee Action, dated December 12, 1979, as follows: "No. 6. That the westerly 1/2 of Lot 7 be in- cluded in Parcel 2." REVIEW COMMITTEE ACTIONS: LOT SPLIT CASE NO. 79 -320, TRAFFIC WAY AND FAIR OAKS AVENUE. (FAIR OAKS PARTNERSHIP). Planning Director Castro reviewed the conditions listed in Minor Subdivision Committee Action, dated December 12, 1979, noting that this lot split will create the new fire station site for the City. After a brief discussion, on motion by Commissioner Cole, seconded by Commissioner Moots, and unanimously carried, Lot Split Case No. 79 -320 was approved subject to the conditions listed in Minor Subdivision Committee Action, dated December 12, 1979. PUBLIC HEARING - VARIANCE CASE NO. 79 -62, 1340 SIERRA DRIVE - VARIANCE FROM SUB- DIVISION ORDINANCE TO EXCEED CROSS SLOPE REQUIREMENTS - SEC. 9- 3.403A(2). (ENGLE). Planning Director Castro reviewed that the Commission had previously denied Mr. Engle's lot split based upon the findings that the lot size violated the cross slope requirements, and that the City Engineer had recommended the Variance procedure as a means of bringing some relief to Mr. Engle in order to allow him the same rights and privileges as the adjoining property owners. He stated that staff feels the Variance is proper in this case and would so endorse the granting of same. He further noted that a letter had been received from Mr. Scott Engle, 260 Robles Road, in favor of the Variance being granted. Also, a letter had been received from Mr. and Mrs. Bob Frantz, owners of the adjoining property, also recommending approval of the request. Commissioner Sebastian pointed out that in the original review, there was a question as to the requirements of Robles Road, and also we were very concerned about the ability to develop Lot 2 without extensive retaining structures. Planning Director Castro advised he had talked to the City Engineer about the extension of Robles Road, and it was his opinion that Robles Road would not be extended because of the steep grade. Commissioner Sebastian stated he has some problems approving this request based upon the fact that people have been granted permits without taking a look at the cross slopes, and ;:diff.ic.urity:. �f Lot 4 with regard to legal access. Upon being assured by Planning Director Castro that public hearing for Variance Case No. 79 -62 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. John Borge, 227 Robles Road, and Bill Holstein, 1340 Sierra Drive, spoke in favor of the Variance being granted. There being no further discussion for or against the proposed Variance request, Chairman Gorsline declared the hearing closed. Planning Director Castro read Paragraphs (1) and (2), Sec. 9- 4.3103 of the Zoning Ordinance, pointing out that the Commission has the ability to make the finding that: "(1) It would not constitute a grant of special privilege incon- sistent with the limitations upon other properties in the vicinity and district in which the subject property is situated and (2) that, because of special circumstances applicable to the subject property, including size, shape, topo- graphy, location, or surroundings, the strict application of the provisions of this chapter is found to deprive the subject property of privileges enjoyed by 167 68 Arroyo Grande Planning Commission, 12 -18 -79 Page 3 other properties in the vicinity and under identical zone classification." Mr. Castro further pointed out that City Engineer Karp was the one who suggested that the Variance procedure be used as a means of relieving the applicant from the cross slope ordinance requirements. Chairman Gorsline commented that there seems to be no objection to the request and the people most vitally concerned are in favor of it, and since there is access from the road, in his opinion, the Commission should act in favor of the request. Commissioner Sebastian stated that Lot #4 has no legal access and, in his opinion, the map is not proper and he would like to have the matter continued. After discussion, Commissioner Cole moved to grant a Variance from the Sub- division Ordinance to exceed cross slope requirements. Motion lost for lack of a second. After further discussion, the following action was taken: RESOLUTION NO. 79 -713 V RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 79 -62. On motion by Commissioner Cole, seconded by Commissioner Carr and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole and Chairman Gorsline NOES: Commissioners Fischer, Moots and Sebastian ABSENT: Commissioner Simmons the foregoing Resolution was defeated this 18th day of December 1979. Mr. Engle was advised that he has the right to appeal the matter to the City Council within ten days. CONTINUATION - PUBLIC HEARING - REZONING CASE NO. 79 -132, ZONE CHANGE FROM "R -G" GARDEN APARTMENT DISTRICT TO "R -SC" RESIDENTIAL SENIOR. CITIZENS DISTRICT, 365 AND 377 SO. ELM STREET. (RANELLETTI). Planning Director Castro advised that he had met with the applicant and his agent for the project and expressed the Commission's concerns regarding the preparation of the Preliminary Environmental Description Form. The applicant has revised the application answering those questions which were of concern to the Commissioners. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -714 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT DECLARATION. On motion by Commissioner Carr, seconded by Commissioner Cole, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSENT: Commissioner Simmons the foregoing Resolution was adopted this 18th day of December 1979. With regard to the zone change from "R -G" Garden Apartment District to "R -SC" Residential Senior Citizens District, Planning Director Castro advised that the action being requested will merely bring the zoning into conformity with the General Plan. Mr. Castro read a letter from W. Von Biskupsky of VIP Future Corp., dated November 16, 1979, requesting that the rezoning request be denied, stating that the rezoning would have a detrimental effect on the neighborhood and the density would be nearly doubled. Upon being assured by Planning Director Castro that public hearing for Re- zoning Case No. 79 -132 had been duly posted, published and property owners noti- fied, Chairman Gorsline declared the hearing open. Mr. George Mana, 1178 Fair Oaks Avenue, and Mrs. Ikeda, owner of the subject property, spoke in favor of the zone change. There being no further discussion for or against the proposed zone change, Chairman Gorsline declared the hearing closed. Arroyo Grande Planning Commission, 12 -18 -79 Page 4 Commissioner Moots commented he had been opposed to the rezoning on principal because of the way the project would be paid for, but the comments by the petitioner in Item #19 of the Preliminary Environmental Description Form clears this point a lot. He further stated we need housing for senior citizens and, in his opinion, we should give it to them. There being no further discussion, the following action was taken: RESOLUTION NO. 79 -715 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. On motion by Commissioner Fischer, seconded by Commissioner Sebastian, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSENT: Commissioner Simmons the foregoing Resolution was adopted this 18th day of December 1979. CONTINUATION - PUBLIC HEARING - REZONING CASE NO. 79 -130, ZONE CHANGE FROM "A" DISTRICT TO "P -D" DISTRICT, KNOLLWOOD DEVELOPMENT, GENERALLY LOCATED NORTHEAST OF U. S. HIGHWAY 101 AND THE SAN LUIS OBISPO COUNTY CIVIC CENTER. (URBAN SCIENCES, INC., AGENTS FOR BAMOD CO.). Chairman Gorsline noted that a request had been received from Mr. Dodson to continue the matter until January 15, 1980. Planning Director Castro advised he would like to give a report on the matter this evening prior to the Commission granting the extension. Mr. Castro commented that the development plan as presented by Urban Science is totally unacceptable with reference to the 412 units. Regarding the schools, the matter has been reviewed in the past by the Commission and the Council and, in his opinion, he could not add any more to those concerns expressed regarding the school problem. In the past Dr. Hoagland has made known to us that the further approval of developments in Arroyo Grande is going to impact the school system, and then he terminates a letter with the findings that if the applicant mitigates with a $400.00 sur charge, that may somehow relieve the situation. On the park system, Mr. Castro stated that the Parks and Recreation Commission has met and have forwarded a memo to the City Council and the Planning Commission recommending that 15 acres of the property be reserved for a park system. Mr. Castro also noted that the. General Plan Circulation Element: identifies the extension of James Way as a collector, and the possible extension of Halcyon Road as a collector also. It does indicate the service road for the Frontage Road along the north side of the freeway connecting on to Branch ,Street. At the time Rancho Grande was approved, the idea of extending the collector s ystem noted on the General Plan on to Printz Road was denied, and it appears that any other alignment easterly of said recommendation is a worse condition due to topography conditions. Mr. Castro referred to the Cumulative Cost Analysis report made sometime back for the City by the Planning staff and stated that in that report reference was made to the impact from Oak Park Acres, Rancho Grande, Halcyon Hills and Grande Highlands. Also, with regard to the analysis on water, it is important to under- stand that we are still going by the General Plan recommendation, which entitles the City to 2290 acre feet of water from Lopez and 1200 acre feet of ground water. Mr. Castro discussed the project in question stating, in his opinion, there is anywhere from about 54.75 - 52.00 buildable acres. He further noted he has looked at the property from its total physical environment. The rear portion of the property, which consists roughly of about 36 or 37 acres, is probably the area that is the least sensitive,L•.with the balance of the property varying in degrees to sensitive concerns. He pointed out that in arriving at a density number, he tried to look at a figure that he felt would produce a good plan, and he has a range of 233 to 179, depending on how the plan is designed. He would look at the rear portion of the property being capabel of higher densities, with the front portion being addressed to lower densities than what is being proposed. Commissioner Sebastian stated, in reviewing the original EIR, on Page 35, the engineer did a water erosion susceptibility study on the site and a wind erosion susceptibility study on the site, and under susceptibility of water erosion, "severe" takes up approximately 85% of the site, and based upon that, the high density we are 169 !. 70 Arroyo Grande Planning Commission, 12 -18 -79 Page 5 looking at in Phase 4 on the west part of the facility, the clustering, and down near the front in Phase 1, these fall within the severe area of erosion due to water, and to achieve those numbers of density would conflict with the report. He stated the potential for severe erosion with that kind of grading is obvious. He further stated that one of the things that was realized in walking the property regarding the street system that goes up the southeast side of the property, towards the top before it reaches Miller Way, the cross slope is running about 30% and it looked like there is a potential to take the area in Phase 3 that is on the east section 17 acre parcel, and carry that traffic load down to the extension of Branch Street rather than bringing quite a bit of footage through that cross slope and through those oak trees just for the sake of tieing it into Miller Way. He suggested looking at the possibility of taking it out to Branch instead of connecting to Miller Way. Chairman Gorsline stated he is concerned about the development proposed on that steep hillside and also he is concerned about the school problem, pointing out that sometime, somewhere the School District is going to say they have to have another school site,and sooner or later something is going to have to be done and we have got to start planning ahead. After further discussion, on motion by Commissioner Cole, seconded by Commissioner Moots, and unanimously carried, the matter was continued to the next regular Planning Commission: meeting of January 15, 1980. CONTINUATION - PUBLIC HEARING - REZONING CASE NO. 79 -133 AND REZONING CASE NO. 79 -134, ZONE CHANGE FROM "A" AGRICULTURAL DISTRICT TO "R -S" RESIDENTIAL SUBURBAN DISTRICT, PRINTZ ROAD. (KIRKPATRICK - CITY OF ARROYO GRANDE). Planning Director Castro reviewed Mr. Kirkpatrick's rezoning request and the fact that when the Commission considered the zone requested that the balance of the 46 acres be advertised and considered as one zone change at the same time Mr. Kirkpatrick's zone change is being considered. He stated he had received a call from Mr. Kirkpatrick advising him that he and Mr. Pierce, adjacent property owner, were in favor of the proposed Residential Suburban zoning. Upon being assured by Planning Director Castro that Public Hearing for Rezoning Cases No. 79 -133 and 79 -134 had been duly published, posted and property owners notified, Chairman Gorsline declared the hearing open. Mr. Nooker, property owner in the area, stated the property owners have made their comments and as far as he knows, everyone is in favor of it. There being no further comments for or against the proposed rezonings, Chairman Gorsline declared the hearing closed, and the following action was taken on Re- zoning Case No. 79 -133: RESOLUTION NO. 79 -716 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. On motion by Commissioner Fischer, seconded by'_Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole, Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSENT: Commissioner Simmons the foregoing Resolution was adopted this 18th day of December 1979. There being no comments, the following action was taken on Rezoning Case No. 79 -134: RESOLUTION NO. 79 -717 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 Moots, and by the following roll call vote, to wit: Arroyo Grande Planning Commission, 12 -18 -79 AYES: • Commissioners Carr, Cole, Fischer, Moots, Sebastian and • Chairman Gorsline NOES: None ABSENT: Commissioner Simmons the foregoing Resolution was adopted this 18th day of December 1979: RESOLUTION NO. 79 -718 Z RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMEND- MENT 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 Moots, and by the following roll call vote, to wit: AYES: Commissioners Carr, Cole; Fischer, Moots, Sebastian and Chairman Gorsline NOES: None ABSENT: Commissioner Simmons the foregoing Resolution was adopted this 18th day of December 1979. WRITTEN CORRESPONDENCE. Planning Director Castro advised that Mr. Jim Forrest has requested permission to install a 4 x 8 plywood sign to advertise property, commonly known as the Gifford and Fagan property, for sale or lease. The sign will be attached to the building; it is not a freestanding sign. The Planning Commission indicated that this could be handled administratively by the Planning Director. Planning Director Castro referred to the landscaping for the townhouses in Oak Park Acres, noting that there were certain areas that were planned for lawn and, after the grading has been completed, there are 4 or 5 minor areas within the project that are too steep to. plant lawn, and the developer would like to substitute ground cover in these areas. After a brief discussion, the Commission was in agree- ment with the change, leaving the matter to Mr. Castro's discretion in working with the developer on the landscaping plan. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 10:20 P.M. ATTEST: Page 6 171