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PC Minutes 1979-05-15Arroyo Grande Planning Commission May 15, 1979 The Arroyo Grande Planning Commission met in regular session with Vice Chair- man Gorsline.presiding. Present are Commissioners Cole, Fischer, Moots, Simmons and Vandeveer. Chairman Harris is absent. Also in attendance are Planning Director Castro, Planner Sullivan and City Engineer Karp. APPROVAL OF MINUTES . Upon hearing no additions or.corrections, the minutes of the regular meeting of May 1, 1979 were approved by the Vice Chairman as prepared. ADDITIONS OR DELETIONS TO AGENDA Planning Director Castro advised that the following agenda items are to be con- tinued to the next regular meeting: Items 1.a, 1.b and 1. Review of Committee Actions and Subdivision Review; and Item 7 - Proposed Suburban Agricultural District. REQUEST FOR SPECIAL DEVELOPMENT DISTRICT - WALKER PLANNING ASSOCIATES Planning Director Castro advised that he had received .a formal request from Walker Planning Associates that the Planning Commission and City Council consider some type of zoning district that would accommodate the 100 unit senior citizen project being proposed on Elm Street. He stated that staff has been .reviewing the matter with other cities to determine how . they accommodate this type of develop- ment. Some have specific districts with very high density that normally accommodates that type of use; in some instances the high density district is superimposed for the Planned Development to provide the flexibility they want; and some have been able to accommodate the projects with an override district. Mr. Castro pointed out that, in his opinion, the creation of a new district leaves the City more open to other types of requests either from public or private sectors. He further advised that in discussing the matter with City Attorney Shipsey, he indicated that it is also more difficult for a City to justify denial if, in fact, there is substantial evidence that we need a certain type of housing and, therefore, they were both of the opinion that creating a new district would not be beneficial. He pointed out that the other problem is density allocation, regardless of how you treat the development. You have to amend the General Plan and, in this particular case, if you want to accom- modate 100 units on one and one -half acres, you are looking at 66 units per . acre and, in his opinion, this would not be very receptive by the City Council. He pointed out that the problem with the Override District is the density factor which is diffi- cult to accommodate. He further advised that staff has reviewed the Ordinance and found that there is one district that may work and, in discussing the matter with Jerry Shipsey, they are both in agreement that the Planned Development District can work with the modification of certain sections. Mr. Castro suggested that the matter be continued for two weeks to allow staff time to make the necessary modifications to certain sections of the Planned Development District for the Commission's con- sideration. After a brief discussion, it was the consensus of the Commission that the Planned Development District would be most logical to accommodate such a project, and staff was directed to prepare a draft of the district with the necessary modifications for the Commission's review at their next meeting. CONTINUATION OF PUBLIC HEARING - REZONING CASE NO. 78 -119, "RA -B3" to "RA- B1 -D ", "WILDWOOD. RANCH ", 220 CORBETT CANYON ROAD (CHUCK TEMPUS). Planning Director Castro advised that at the last Planning Commission meeting a number of concerns were expressed regarding the project. He noted the various con- cerns and outlined how they have been resolved on the new map. In answer to Commissioner Moots' question regarding Platino being a through street, Planning Director Castro advised it is being proposed that Platino be opened to provide another means of egress and ingress. Paul Karp, City Engineer, stated with regard to the concerns over the concept of ponding retarding drainage, this method has been successfully utilized in other parts of the City. Commissioner Gorsline stated he was concerned about the Tally Ho Creek area. City Engineer Karp stated, in his opinion, this would serve to improve the area, although the residents probably wouldn't feel it was improved because this is such a minor drainage to the Corbett Canyon area, they probably wouldn't notice that the water is coming through slower. Commissioner Simmons pointed out that the impact on the creek is going to be excessive; more so than it is now, in that the water would be getting to the creek faster. Mr. Karp stated that he wouldn't con- sider this a significant drainage area impacting the Tally Ho area, even if it were left without ponds, and the proposed method would serve to streamline the flow. 103 Arroyo Grande Planning Commission, 5 -15 -79 Page 2 Planning Director Castro advised that there were some concerns expressed re- garding the school enrollment. He further advised that he has discussed themmatter with Mr. Tempus and he is in agreement to sit down with Dr. Hoagland and review what fees, if any, can be agreed upon to support the needs of the school. He noted that in each case, Dr. Hoagland has been asking for a $400.00 surcharge per unit, and staff feels that basically negotiations need to take place between the developer and the School District. He stated that Mr. Tempus assured him that he has no problem in meet- ing with Dr. Hoagland to discuss what needs to be done. Mr. Castro stated he had advised Mr. Tempus that he would be recommending a phasing program for the development and asked Mr. Tempus if he would submit a phasing program for the development and his thoughts regarding the construction of the project. Mr. Tempus presented the first year phasing consisting of 49 units, the 2nd year con - sisting of 14 units, and the 3rd year consisting of approximately 37 units. He pointed out that the Commission may want to come back and review the actual numbers but, de- pending on the construction costs, etc. the first unit will normally reflect the larger unit. He advised he would recommend the three year phasing plan because, in his opin- ion, it is necessary that the projects be phased, to allow the City more breathing room with respect to the services the City has to provide. He stated that the beauty of the project is that it is all private streets, all of the open space will be main- tained by the Homeowners' Association, and there are recreational facilities being provided for the homeowners of the project, so the impact it will have upon the City may not be as great in certain instances. Vice Chairman Gorsline reopened the Public Hearing on Rezoning Case No. 78 -119. Mr. Manual Sebastian, 620 Corral Place, stated he had some concerns about the drainage calculations presented by the' developer's engineer, and he hoped the City staff gets a chance to review them before the Commission makes a decision. He further stated another thing he was concerned about was the Focus Report indicating that there is a very shallow soil mantle on top and what he sees happening is that we are really going to scrape that land clean right on top. He stated another thing that really bothers him is the density. This particular project site being considered is obviously not a good site for the construction; the Focus Report shows that. He stated 85% of the site is too steep to build on, so they are going to allow 100 units to be built on five acres. With regard to the R -V parking around the perimeter; this is going to be allowed because there is no off street parking due to the 20 ft. driveways, and he suggested that the R -V parking be right in the middle of the project, because he does not want it in his front yard where it is now proposed. Planning Director Castro stated that, for the audience's benefit, the rezoning before the Commission was originally from the "RA -B3" district to the "RA -B1" District with the " -D" override and, at that point in time, staff advised the Commission that we were not supportive of a conventional district because of the topography involved; because of the vegetation that exists and because of . the soil conditions, and we re- quested that the "P -D" Planned Development be considered. The developer did, inf.fact, reconsider the.project and because of the "P -D" procedure, we are now in a stage where we are considering the conceptual idea of how the property is to be utilized. There is still a lot of review process that has to be done in terms of engineering, drainage, etc. We are not at the pre- construction stage; we are merely trying to advise the Commission of what the program is going to look like more or less, and we are trying to respond to the concerns that have been brought up regarding drainage, circulation and schools. He stated that the soil conditions are shallow, and that is one of the reasons we worked with Mr. Tempus for this kind of development to allow less disruption of the soil condition as opposed to the previous plan that was submitted. He further stated, in his opinion, this plan is an improvement over the previous proposal. Mr. Castro stated he felt the R -V parking is essential, and that we didn4t reduce width of the streets solely to provide the R -V parking elsewhere. What is to be achieved by the private streets is less maintenance and less costs for the citizens of Arroyo Grande. He stated that recreational vehicles are very popular and staff feels the parking of these vehicles should be accommodated. He further stated they do not pro- pose to leave that area open and they will be coming back.to.the Commission with recom- mendationson screening the R -V parking areas. He further noted that anyone wished to review the plans for the project, they are available at.the Planning Department. Mr. Clark Moore, 1180 Ash Street, stated that the maps do not show where this water is going to travel when it leaves this project, phase 1, to Corbett Creek and Tally Ho Road. He further stated that he has technical knowledge-of the soils of this area and he knows that if you go'into construction on top of this hill, you will disturb the soil; plus, when you get everything built you are going.to have it covered with roofs and driveways, which will increase the run -off greatly. The water will go Arroyo Grande Planning Commission, 5 -15 -79 Page 3 down and hit these ponds; when they reached a saturated condition, the ponds might:as well not4ven be there because they will be full, and then-if'we get another rain itE,isgoing on down to Corbett Creek. He asked if there is going to u be any provisionto' water past the house that sits within about 5 feet of a dirt /grass waterway is now in excellent condition ;however, if you put - this additional flow.in it, it will gut that waterway out. He further stated that this will not improve the already terrible condition of Corbett Creek. In response to Mr. Moore's question:if anything will be done to alleviate this situation or if the City will just let nature take its course after another problem has been created, City Engineer Karp advised that the City has been the only one that has done anything on Tally Ho Road. in the last 5 or 6 years. We alleviated a problem at the Le Point bend by approving the La Barranca subdivision; that area doesn't flood through Mrs. Simmons' driveway like it used to. He further advised that the channel that is in such good condition that:Mr. Clark described had a water line put in it a few years ago. It was his:feeling that this would stand for the kind of construction and requirements the City required of devel- opers. He further pointed out that the City has spent many thousands of dollars trying to get a district in the Tally Ho area:to:improve the as well as the road drainage. We have also applied for a grant from the Federal Highway Adminis- tration to build a box culvert to take the Canyon Way drainage through to James Way and across into the creek :' He pointed out that the o action in the Corbett drainage-has been done by the City of Arroyo Grande and; in his opinion this pro- posal will further improve:it. He stated this is a very insignificant amount of acreage as compared to the 3;000 acres-in the County and, even though:that is the case, we are still requiring that all the flows be plotted to below their native - flows. Lee Phelan, 618 Harrison Court, commented that there are apartments on Crown Hill that are not even renting, and where are you going to-get the people to buy these.. She further stated she-wouldn't want 100 units'in her backyard. ' Mr. Sebastian questioned the jump from 77 units proposed by the applicant to 100 units in tight density. He pointed out that he is within 208 feet of the pro- ject and he is onll1/2 acres, and the minimum zoning in the area is one acre. The proposal does not seem like an appropriate buffer zone, and he'is against the high density in this location and wants to see something compatible with the present den- sity. Planning Director Castro pointed out that the project basically generates from the developer; staff reviews the project not just from the standpoint of the number of units, but how the property is, in fact, being utilized. He further stated that he can appreciate Mr. Sebastian's concerns in wanting to maintain that'property as open space, however, his concern is that the utilization of the land in Arroyo Grande, if it is to be developed, that it be developed to its highest potential. He commented he was very concerned about the previous plan, in that is was subdividing and it would be permitting a great deal of grading and scarring on the property. He stated this is a proposal before the Commission and, in his opinion, from a planning point of view, the utilization is good and the concentration is great, in that it permits most of the land to remain in its natural form without any further disruption by man. There being no further comments, Vice Chairman Gorsline declared the hearing closed and restricted further comments to the Commission. Commissioner Vandeveer commented with regard to Mr. Castro's action, that he felt this action was correct in presenting the project including the phasing, be- cause the zoning and the Focus Report is being considered, however it gives the Com- mission an insight and, in his opinion, they cannot reach an appropriate decision without a rather conclusive picture of what *might ultimately end up in the area. He stated he believes the development will be an improvement to the Tally Ho drain- age, and he feels it is a good project and well planned. He further stated he is in favor of a higher density here than on our Prime 1 and Prime 2 land, and this is an area that we should develop for future housing in Arroyo Grande. Commissioner Simmons stated that she liked the plan of the houses on top of the hill and leaving the portion of it in open space, however, she is still opposed to the drainage on it and she doesn't feel that the Commission's drainage questions have been properly answered. She further stated she doesn't feel that the 15 inch pipe is going to handle the water for that drainage area, and that this development is going to add to the flow and may be throttling back some water. 105 1:08 Arroyo Grande Planning Commission, 5 -15 -79 Page 4 • Commissioner Cole stated she is pleased with the open space on the property and she feels that the ponding and what has been proposed will take care of the drainage. She further stated she does not fully understand the technical side of drainage, but she feels that the staff is knowledgeable and that they are going to solve as much of the 'drainage problem as possible. Commissioner Fischer stated•she is generally in of the plan; she the clustering, the open space, the recreation area and thepprivate streets. She pointed out that the problem of the impact on:the schools that this development' and other developments in the Five Cities area have still have not been and that she still'had concerns on the drainage•proposal. She further stated, in her opinion, the R -V storage should be at a lower elevation and out of everyone's vision. : Commissioner Moots stated:he generally concurred with the other: Commissioners' views on the project, and that he would.like to see the R -V storage area completely moved or screened better. He stated he likes the idea of the clustered housing and not disturbing most of that land. He further :'stated he still has come concerns and would like to be positively sure that we are getting what we want with regar.dtto the drainage. Vice Chairman Gorsline stated:he likes the cluster of houses on top of the hill, and that he feels this is a good use of the property. With regard to the impact on the schools, he stated he fervently hopes that the developer will get to- gether with the School District-and work out some sort of solution, and he thinks the phasing of the project is an excellent idea. Planning Director Castro pointed out that the drainage will have to be de- signed in such a way that it meets with the Commission's approval. Commissioner Vandeveer commented that the items of concern that have been brought out would logically be covered by review of tract maps, architectural review, etc. later on. Mr. Castro advised that if the Commission is disposed in going ahead, they can proceed with the acceptance of the zoning and preliminary approval of this•con- ceptual plan, subject to a tentative map, and at that point'in time the drainage concerns and other matters mentioned could'be addressed to, subject to the Com- mission's satisfaction. He advised that the acceptance of the Focus Report is not necessary: because it was merely an informational report to the Commission. City Engineer Karp suggested that if the Commission likes the concept of the densities and open space; etc., then :they :could approve the "P-D" zoning and con- dition that approval on submittal of a drainage plan 'which appropriately resolves the Commission's concerns, to be approved by the Commission prior to a tentative map. He pointed out that this will give the Commission full control they are not happy with the drainage plan, then it will not beyond that p point until something is submitted that is acceptable. After further discussion, the following action was :RESOLUTION NO. 79 -671'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 Vandeveer, and by the following roll call vote, to wit: • : • AYES: • Commissioners Cole; Fischer, Gorsline, Moots, Simmons and Vandeveer NOES: None ABSENT: Chairman Harris the foregoing Resolution was adopted this 15th day of May 1979. Vice Chairman Gorsline requested that the engineers that will be presenting the drainage data submit'it in more graphic ways for the Commissioners'benefit. Arroyo Grande Planning Commission, 5 -15 -79 Page 5 PUBLIC HEARING - GRANDE HIGHLANDS DEVELOPMENT, GENERALLY LOCATED EASTERLY OF PILGRiIM.WAY AND THE ARROYO GRANDE HIGH SCHOOL, NORTHEASTERLY OF VALLEY ROAD, AND ABUTTING HIGHWAY 101 ON THE EASTERLY PROPERTY LINE. Upon being assured by Planning Director Castro that public hearing for the Grande Highlands project had been duly published, posted and property owners notified, Vice Chairman Gorsline declared the hearing open. Planning Director Castro briefly described the changes that have occurred since the time that the proposed annexation was considered and denied by both the Commission and City Council.. He pointed out that there is a change from the original proposal from 355 dwelling units to 183 dwelling units, and that the General Plan allows a maximum of 4.5 dwelling units for this area, which would be about 270 units, so there is a.drastic reduction even from what the General Plan provides. The conceptual plan provides for private streets, which is being encouraged from the standpoint of maintenance. The only street being suggested for dedication is the main road which begins at Valley Road. The con- cept proposes the clustering of various housing types, minimizing the grading. He advised that the circulation connecting Valley Road and Orchard Ave. has been completely eliminated due to previous objections. It is being suggested that a fire break lane be provided solely for the purpose of emergency vehicles. Mr. Castro pointed out that approximately 25.5 acres are being utilized for the con- struction of homes; there are 4.3 acres of streets being provided; leaving 36 acres, representing 51% of the total land being retained in open space. The Home Owners' Association will be responsible for the upkeep and the maintenance of the open space. Most of the trees, with the exception of some existing vege- tation, will be retained, and because of the private streets, little grading will be required. Mr. Castro further advised that the soil is Class 7, which is label- led as agricultural, but is primarily not even good for grazing. Staff feels that the proposed development is consistent with the City policy regarding the preservation of Prime 1 and .2 agricultural land and developing the hillsides for residential construction. Mr. Castro stated that the comments received from the State of California when they reviewed the Environmental Impact Report were very minimal. The comments received on the air quality analysis refers to the cummulative effect that this' project or any other project would create. He advised that the County Engineer's office really didn't have any comments on the road system, however, they did make reference to the fact that there was a subdivision approved adjacent to this pro- ject and that it may be desirable tommake a connection between the two projects. He stated that staff has reviewed the C. C. & R.'s for this project and find them acceptable as far as how the maintenance will occur for the open space. Mr. Castro requested that the Commission consider the circulation element a little different than what is being proposed. He stated that when the plan was presented, the proposal was to open Orchard across dais property and loop the traffic to Valley Road. At that time there was a lot of opposition from the prop- erty owners on Orchard regarding the opening of that street. He stated they came back with the solution that it can be cul -de -sac'd and a fenced fire lane provided, connecting it to the main road leading on to Valley Road. He pointed out, in his opinion, the addition of the school administrative offices on Orchard is going to compound the traffic problem further and staff is somewhat concerned with the limited ingress and egress of this density on to this road funnelling into one intersection on Valley Road. It would be desirable if there was some way to get across in this direction. He advised that the EIR makes reference to the applicant participating with the School. District, and he has discussed the matter with him; He is in agreement with meeting with Dr. Hoagland and reviewing the matter.: He stated he feels that most of the concerns that were expressed in the Environmental Impact Report were mitigated through the design process. Staff still has some engineering considera- tions to make regarding the intersection with Valley Road and, as far as drainage, they are fully aware of the drainage concern. He advised that he and the City Engineer are of the opinion that the approval of the project can proceed with the condition that prior to .approval of a tentative map, a drainage solution shall be presented to the Planning Commission and City Council for their review and approval before proceeding with any final map. He further stated that he has indicated to the applicant he would like to see phasing of the project and had suggested a five year time frame for the development. He stated that he has no precise figures on the first phase and, if the Commission is in agreement, he suggested proceeding with the idea of perhaps a 5 year phasing program, and determine the number at the time that we bring in the tentative map or whatever plan approvals are needed for the project. 107 108 Arroyo Grande Planning Commission, 5 -15 -79 Page 6 In summary, Mr. Castro stated that the project is providing open space, recreational facilities for the benefit of the residents and, in staff's opinion, it is a good project and good utilization of the property. Mr. Warren Thompson, Architect on the project, Fresno, California, briefly covered some of the points that were mentioned by Planning Director Castro. He advised they are trying to achieve a clustered townhouse development in one area on a little tighter density in order to achieve a lower priced unit. With regard . to drainage, Mr. Thompson stated that their proposal is similar to the Wildwood project to provide drainage ponds to retain the water. He stated they have not done toommuch engineering on it, but have alluded to that system. They have run some preliminary engineering studies and they feel they know what the flow is going to be, and they feel confident enough that the type of system proposed could be a condition of the approval. He stated if they are allowed to go on to the tentative map stage, they feel they can solve the problem and could prove it at that time. With regard to the phasing, he advised they feel this is one area of contention, in that they think the phasing should not be restricted to any arbitrary date, and that whatever the market is absorbing should set the rate on how the project is to be built. He stated that to make the most of the natural hillside, they envision enhancing it with irrigation and some fertilizer in the areas nearest the buildings so that they will stay a longer period of time in the year, and then use other native materials along the street plans, etc. Mr. Tom Runnels, 586 Valley Road, pointed out that Valley Road adjacent to the school has more traffic now than can be handled and, in his opinion, there has to be another way designed to take part of that traffic. He further expressed concern with regard to the drainage and stated that we already have more water than we can handle at this point in time, and suggested that they take the water they are going to generate from this project to the Arroyo Grande Creek. Mr. John Taylor, 680 Valley Road, also spoke with regard to the problems of the traffic situation and the water concern. He stated he owns the piece of property adjacent to the road that bisects the high school property and Mr Haddox's property. He stated there are 1600 acres of watershed that runs through digs -area and dumps initially on his property, goes through Mr. Runnels property, and used to run to the Berros channel until the Sunrise Terrace Shopping Center was allowed to go in, and it was compounded further by being dammed up by building a wall about 200 ft. long which diverted that water across Valley Road and down through Valley Gardens. He requested that the Commis- sion thoroughly assess this 'water problem and not compound an already existing prob- lem. Mr. Paul-Haddox, 587 Valley Road, stated he is in favor of this development and feels that it should have been developed years ago instead of those far out farm land annexations. Mr. Clark Moore, 1180 Ash Street, stated that the drainage situation now is very critical and the high school was flooded badly in 1969; and the drainage ditches, pipes and structures to carry the water from Orchard Street to anywhere in the Arroyo Grande Creek were inadequate. He advised that you are going to have the same prob- lem as on Tally Ho Road. You already have a bad drainage situation and you are going to be aggravating it more down at the corner of the high school and down on through the valley. There being no further comments from the audience, Vice Chairman Gorsline de- clared the hearing closed and restricted further comments to the Commission. Planning Director Castro stated that because of the concerns expressed on the drainage, that is precisely the reason why staff is recommending the condition that the developer provide some comprehensive solution, or a plan to be presented to the City so that we know what the improvements are going to be to resolve this drainage problem. City Engineer Karp, in response to traffic concerns, read Dr. Jones' four recommendations from the Environmental Impact Report, stating that with these recom- mendations being implemented, the traffic can be handled efficiently and safely. After considerable discussion among the it was the consensus that they generally liked the concept of the development, however, there definitely are problems with regard to the drainage and circulation pattern. Planning Director Castro stated we know what the solutions to the drainage problems are, and .right now we are at that'point where the zoning should be recognized. If the Commission is satisfied with the zoning and can tie it together with the concept of the development, then the developer can bring in a drainage proposal and we will look at that and other concerns that have been mentioned. Arroyo Grande Planning Commission, 5 -15 -79 After further discussion, the following action was taken: RESOLUTION NO. 79 -672 EIR RESOLUTION OF'THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING ENVIRONMENTAL IMPACT REPORT'. On motion by Commissioner Cole, seconded by Commissioner Simmons, and by the following roll call vote to wit: AYES: Commissioners Cole, Fischer, Gorsline, Moots, Simmons and Vandeveer NOES: None ABSENT: Chairman Harris the foregoing Resolution was adopted this 15th day of May 1979. RESOLUTION NO. 79 -673 Z RECOMMENDATION 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 Cole, seconded by Commissioner Simmons and by the following roll call vote, to wit: AYES: Commissioners Cole, Gorsline, Moots, Simmons and Vandeveer NOES: Commissioner Fischer ABSENT: Chairman Harris the foregoing Resolution was adopted this 15th day of May 1979. 109 Page 7 With regard to the conceptual development plan, Planning Director Castro advised that he would like to have the Commission recognize this proposal subject to the circulation and drainage coming back for re- approval, recognizing the pri- vate streets, a dedicated road, the number of 183 units, and the conceptual idea of the diversified housing units. He further stated that the City will be taking a look at phasing more specifically and the realities of including some low cost housing for the development. After a brief discussion, on motion by Commissioner Cole, seconded by Com- missioner Vandeveer, and carried with one "no" vote, recognizing the conceptual development plan on the Grande Highlands project. PUBLIC HEARING - PROPOSED AMENDMENTS TO THE ZONING MAP TO BE CONSISTENT WITH THE GENERAL PLAN LAND USE MAP. Planner Sullivan. reviewed the 8 proposed Zoning Map amendments necessary to bring the map into conformance with the General Plan. With regard to Item #3, the Buena Vista Terrace and Baden properties, Planning Director Castro advised that a request was received from the Buena Vista Terrace homeowners to reconsider the recommendation on the rezoning. The matter was presented to the City Council and they have referred it to the Commission to re -study that portion and, at this time, he is requesting that the portion regarding the Buena Vista Terrace condo - Ominiums be excluded from the proposed amendments for further review. Another area / fhat he is requesting to be excluded at this time is Item #5 which is the area easterly of Brisco Road and fronting on Grand Avenue. Mr. Castro advised that Col. Jacobs called and expressed concern regarding the dual type zoning that the General Plan recommended, which is "H -S" in the front and "P -M" at the rear of the property. Mr. Castro suggested that this entire area be restudied in an effort to make it a singular rather than a split use. Mr. Paul Geihs, representing Mr. and Mrs. Baden, requested that since the City Council has asked the Commission to review the condominium property, (Item #3), that the Baden piece also be included in that review for reconsideration. Upon being assured by Planning Director Castro that public hearing for pro - posed amendments to the Zoning Map have been duly posted, published and property owners notified, Vice Chairman Gorsline declared the hearing open. With regard to Item # #5, Mr. John Gainer, 1148 Grand Avenue, stated he owns 1148, 1144, 1142 and 1146 Grand Avenue. He pointed out that he and Col. Jacobs own quite a bit of frontage on Grand Avenue and questioned the split zoning desig- nation of the property. Planning Director Castro explained that what is being suggested tonight is to create the split use because when the map was adopted per- Arroyo Grande Planning Commission, 5 -15 -79 Page 8 haps back in 1967, it recommended that the property be split; the frontage be zoned "H -S" and the back portion be zoned "P -M ", and in accordance with the State law, both the Zoning Ordinance and Land Use Map must be in conformance. He further ad- vised that is the reason why staff is suggesting this item be deleted from the agenda for reconsideration to either leave it as "P -M" or change it to "H -S ". Mr. Bainer commented he would request that it remain as "P -M" District. Col. Jacobs stated he did not want to see the zoning split. After a brief discussion, on motion by Commissioner Cole, seconded by Commis- sioner Vandeveer, and unanimously carried, that Proposed Zoning Map Amendment Items #3 and #5 be deleted from the public hearing at this time, and that these items be restudied and set for public hearing at a future date. The Commission reviewed the six remaining amendments individually. With re- gard to Item #6 - A single piece of property fronting on Fair Oaks Avenue between Halcyon Road and Alder Street, Parcel No. 77- 201 -14, Mr. Ken Kitasako, owner of the property stated he would have no objection to the rezoning from the "R -G" District to "P -C" District if it doesn't affect his taxes. With regard to Item #7 An area bounded by Nevada Street, Hart Lane and an extension of Le Point Street, Mr. Bill Hart, representing Martha Hart, owner of the property,•'statdd they are opposed to the proposed zone'change; and requested that the property remain in the "R -1" District. With'regard to Item #8'- The area along both sidesodf Street bounded on the north by the Arroyo Grande Creek, and on the south by Nelson Street, Mr. Joe Moore, 200 Nelson Street, stated he would prefer to see this area remain in the "P- C" District. There being no further comments, Vice Chairman Gorsline declared the hearing closed. After a brief discussion, the Commission was in agreement with proposed Zoning Map Amendments. Items 1, 2, 4, 6, 7 and 8, and the following action•was taken: RESOLUT :ION NO. 79 -674 Z RESOLUTION OF THE CITY OF ARROYO GRANDE COMMISSION' ADOPTING PROPOSED AMENDMENTS TO THE - ZONING MAP AND RECOMMENDING TO_. THE CITY' COUNCIL' FOR THEIR ACTION AND ADOPTION: On motion by Commissioner Cole, seconded by Commissioner Vandeveer, and by the following roil 'call vote, to wit': AYES: Commissioners Cole, Fischer, Gorsline, Moots, Simmons and Vandeveer NOES: None ABSENT: Chairman Harris the foregoing Resolution was adopted this 15th day of May 1979. DRAFT PROPOSED'CONDOMINIUM CONVERSION ORDINANCE Vice Chairman Gorsline announced that, due to the lateness of the hour, the matter of the' proposed Agricultural District would be continued to the next regular meeting, ORAL COMMUNICATIONS Planning Director Castro advised'.that he has received a request from "Leisure Mart" on Grand Avenue for permission to conduct outside sales three or four times a year. Mr. Castro stated he had advised Mr. Johnson of Leisure Mart that he would like to have a letter to present to the Commission. He'advised, if the Commission is so disposed, he could take care of the request administratively. He further ex- plained that the sales would be held totally within the Leisure Mart property. The Commission voiced no objections to the requested sales, and felt that the matter could be handled 'administratively. Planning Director Castro advised the Commission that McDonald's Restaurant is requesting a change from the single Reader Board approved by the Commission, in that they would like. to have a dual board with a separate speaker .system. After a brief discussion, the Commission was not opposed to the requested change. - ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 11:45 P.M. by the Vice Chairman. ATTEST: Secretary Vice Chai•rmari