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PC Minutes 1979-04-03'2 8 Arroyo Grande Planning Commission April 3, 1979 The Arroyo Grande Planning Commission met in regular session with Chairman Harris presiding. Present are Commissioners Cole, Fischer, Gorsline, Moots, Simmons and Vandeveer. Planning Director Castro and Planner Sullivan are also in attendance. MINUTE APPROVAL Upon hearing no additions or corrections, the minutes of the regular meet- ing of March 20, 1979 were approved as prepared. CONTINUATION - REQUEST FOR WAIVER OF CROSS SLOPE REQUIREMENTS OF SUBDIVISION ORDINANCE SECTION 9- 3.403, TRACT 555, UNITS 2 AND 3. (OAKCREST ASSOCIATES). Planning Director Castro referred to the letter from Oakcrest Associates requesting the waiver, and the staff report, dated April 3, 1979. He re- viewed the existing grading plan approved by the City and the proposed grading plan being requested. He advised staff is recommending that the request of Oakcrest Associates be granted and that the proposed grading plan, as noted, be approved. He further advised that the proposal meets the approval of the City Engineer, Paul Karp, and that only Units 2 and 3 are being addressed at this time, excluding Unit 4 which has a more serious soil condition and would have to be reviewed at a later date. In answer to Commissioner Moots' question re- garding the percentages, Planner Sullivan advised that in the Ordinance, with a 7 to 20% cross slope condition, the minimum parcel size goes up from 6,000 to 10,000 square feet, and these lots are in excess of 10,000 square feet. Generally, as the severity of the slope increases, the minimum area of the lots increases and the minimum percentage of the lot that has to remain in a natural condition also increases. Commissioner Moots commented if the Ordinance is changed, he would like to see the Commission work with that lower end of the scale only. Planning Director Castro pointed out that there is a provision whereby the Commission can vary fromtthe Subdivision requirements and, in view of the fact that the developer is close to the finished grading of the project, he would request the Commission waive the requirements for this project and then proceed with the Ordinance amendment. Chairman Harris stated he would be in favor of granting the waiver provid- ing that the recommended ordinance to be prepared by staff encompasses this standard within the ordinance. After discussion, and upon hearing no comments from members of the - audience, on motion by Commissioner Cole, seconded by Commissioner Vandeveer, and unani- mously carried, approving a waiver of the Cross Slope Requirements of Subdivision Ordinance Section 9 -3.403 for Tract 555, Units 2 and 3. PUBLIC HEARING - USE PERMIT CASE NO. 79 -281, 1199 GRAND AVENUE, FREE STANDING SIGN IN AN "H -S" HIGHWAY SERVICE DISTRICT. (SANTA BARBARA SAVINGS & LOAN) Planning Director Castro reviewed the proposed plans for the free standing sign to be placed at the corner of Elm Street and Grand Avenue. He further ad- vised that staff finds no problem with the proposed sign, and that the proposed signing on the front of the building has been modified and is to be relocated at the same height as the other signing being proposed. He advised that staff is recommending approval of the Use Permit. Upon being assured by Planning Director Castro that public hearing for Use Permit Case No. 79 -281 had been duly published, posted and property owners noti- fied, Chairman Harris declared the hearing open. There being no comments from the audience for or against the proposed use, Chairman Harris declared the hear- ing closed and, after a brief discussion, the following action was taken: RESOLUTION NO. 79 -661 U RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 79 -281 On motion by Commissioner Cole, seconded by Commissioner Moots and by the following roll call vote, to wit: AYES: Commissioners Cole, Fischer, Gorsline, Moots, Simmons and Chairman Harris NOES: Commissioner Vandeveer ABSENT: None the foregoing Resolution was adopted this 3rd day of April 1979. Arroyo Grande Planning Commission, 4 -3 -79 Page 2 PUBLIC HEARING - ABANDONMENT OF A PORTION OF THE 1600 BLOCK OF BRIGHTON AVE. (DAVIDSON - LOT SPLIT CASE NO. 78 -297). . Planner Sullivan advised the Commission that some months ago they had re- viewed a lot split on Brighton Avenue off of Oak. Park Road.. At that time, the Commission recognized there was 100 ft. right of way for Brighton Avenue, and that 20 ft. of that right of way on both sides would not be. necessary in provid- ing the City's local street standard. Therefore, a condition of approval of the lot split was that 20 ft. of right of way on both sides be abandoned and re verted to the adjoining property owners. He further advised that staff has been working with Grover City staff regarding their right of way to insure a thorough- fare whichjhas proper alignment. Upon being assured by Planning Director Castro that the public hearing for abandonment of a portion of the 1600 Block of Brighton Avenue had been duly published, Chairman Harris declared the hearing open. There being no comments from the audience, Chairman Harris declared the hearing closed. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -662 A RESOLUTION OF THE PLANNING COMMISSION. OF THE CITY OF ARROYO GRANDE RECOMMENDING ABANDONMENT OF A PORTION OF BRIGHTON AVENUE. On motion of Commissioner Vandeveer, seconded by Commissioner Cole, and by the following roll call vote, to wit: AYES: Commissioners Cole, Fischer, Gorsline, Moots, Simmons, Vandeveer and Chairman Harris NOES: None ABSENT: None the foregoing Resolution was adopted this 3rd day of April 1979. CONTINUATION OF PUBLIC HEARING — REZONING CASE NOS. 79- 124.AND.79 -126, "RA -B3" RESIDENTIAL AGRICULTURAL DISTRICT TO "RA -B2" RESIDENTIAL AGRICULTURAL DISTRICT, CANYON WAY, JAMES WAY AND PORTIONS OF TALLY HO ROAD. (CANYON WAY PROPERTY OWN- ERS AND BOB SHIGINAKA). Planning Director Castro advised, in accordance with the Commission's in- structions, staff readvertised the public hearing expanding the boundaries of the proposed zonedchange to include Mr. Shiginaka's property and those proper- ties on the north side of Tally Ho Road abutting the La Barranca Tract. He stated that staff finds no objections to the proposed zonedchange and the pro- posed classification would be consistent with the General Plan. Upon being assured by Planning Director Castro that public hearing for Re- zoning Case Nos. 79 -124 and 79 -126 had been duly published, posted and-property owners notified, Chairman Harris declared the hearing open. Mitch Walker, 132 Street, representing Mr. Shiginaka, advised that Mr..Shiginaka's property is already divided into two legal parcels. His pro- perty is completely surrounded by properties under the "RA -B2" District and, basically, he is asking for conformance with the surrounding properties. Sally White, 250 Ridgeview Way, spoke in opposition to the rezoning. Vincent Lechner, 331 Tally Ho Road, stated he had talked to Mr. Anderson, Director of Public Works sometime ago regarding splitting his acre into two half acre lots, and he was advised it couldn't be done until they get a new road through there, and also that he would have to install curb and gutter. Planning Director Castro advised that all futurerdevelopment will be subject to City standards. Chairman Harris further advised Mr. Lechner that if these property owners want to split their property, they would be required at that time to put these im- provements in to City standards. .Mr. Bud Laurent, 241 James Way, pointed out that the Canyon Way property owners have gotten together to form an improvement district that will insure proper drainage and that the roads are put in according to City standards before anything is done. Mr. Sandy Fachetti, 248 Tally Ho Road, stated that proper drainage should be taken care of before any building permit is issued. Mr. Rob Plumb, 291 James Way, stated he did not have any objections to the half acre lots, but he would like to see something done so they couldn't be split any smaller than one half acre. 085 n86 Arroyo Grande Planning Commission, 4 -3 -79 Page 3 There being no further comments from the audience, Chairman - Harris declared the hearing closed and restricted further discussion to the Commission. Chairman Harris pointed out that in the area that is under consideration, at least one half of the lots are already at, or under the required size and, in his opinion, establishing the recommended zoning would simply bring the area into conformance. He further stated he feels half acre lots are appropriate for this area and that any development would be contingent upon off -site improve- ments being put in. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -663 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 PRO- VIDED BY CHAPTER 4, ZONING, ARTICLE 32 OF SAID CODE. On motion by Commissioner Cole, seconded by Commissioner Vandeveer, and by the following roll call vote, to wit: AYES: Commissioners Cole, Moots, Vandeveer, Gorsline, Simmons and Chairman Harris. NOES: None ABSENT: None ABSTAIN: Commissioner Fischer the foregoing Resolution was adopted this 3rd day of April 1979. REQUEST FOR NEGATIVE DECLARATION - REZONING CASE NOS. 79 -124 AND 79 -126, CANYON WAY, JAMES WAY AND PORTIONS OF TALLY HO ROAD. (CANYON WAY PROPERTY OWNERS.AND BOB SHIGINAKA). Planning Director Castro requested that this matter be continued to the next regular meeting so that both applications can be combined. LOT SPLIT CASE NO. 79 -305, 181 TALLY HO ROAD (SHIGINAKA). Planning Director Castro reviewed the map outlining the Shiginaka property. Mr. Castro read the conditions of approval of Minor Subdivision. Committee Action, dated February 28, 1979. There being no comments from the audience, and after a brief discussion, Split Case No. 79 -305 was approved on a motion by Commis- sioner Cole, seconded by Commissioner Vandeveer, and unanimously carried, as con- ditioned by Minor Subdivision Committee Action, dated February 28, 1979. REVIEW - CONDOMINIUM CONVERSION ORDINANCE Planning Director Castro reviewed the draft ordinance which had been forwarded to the Commission with their agenda material. After discussion, it was the consen- sus of the Commissioners that due to the importance of the matter, a study session should be held for a thorough review of the proposed ordinance. After discussion, a study session was set for Monday, April 23rd at 7 :30 P.M. to review the proposed Condominium Conversion Ordinance. REVIEW - GRANDE HIGHLANDS DEVELOPMENT Planning Director Castro pointed out to the Commission that the proposed Grande Highlands development is being reviewed at this time in order to get some kind of guidance from the Commission as to how they feel about the proposal; is the development plan in keeping with the needs of the City, and with the type of terrain of the area in question. He advised that there are 20 single family lots and 163 lots with units being shown with two different types of cluster patterns. Approximately 50% of the land will remain in open space. He pointed out that the collector street is the only street being offered for dedication; all other streets are private, and staff strongly recommends this proposal from the standpoint of maintenance on the City's part. He further stated that there are still some modi- fications to be made at the intersection of the main collector system and Valley Road. In conclusion, Mr. Castro advised that the thrust of the review is to re- quest guidance from the Commission as to whether the Planned Development District would be appropriate. Arroyo Grande Planning Commission, 4 -3 -79 Page 4 Mr. Warren Thompson, Architect representing the developers, reviewed the proposed plans for the project. In answer to Commissioner Gorsline's question regarding fire protection, Mr. Thompson advised that there will be a Homeowners' Association and the developer intends to indicate some irrigation to maintain the green. After the presentation, Commissioner Cole commented that she was im- pressed by the fact that the developer is trying to provide different standards of housing, and also she liked that much open space in a development, and the idea of private streets. Commissioner Simmons stated she is in favor of the clustering and the mixture of housing, the private streets, and basically, she liked the plan and, in her opinion, it is one of the better ones presented to the City. Commissioner Fischer stated she was very with the plan; that she liked the cluster housing and more open space. She stated, however, that she would like to see the affects that Oak Park Acres and Rancho Grande will have on the City in terms of services that need to be provided and crowding of schools. Planning Director Castro advised that sometime ago a report had been prepared by staff addressing itself to the four major developments, and that report coupled with the EIR's addresses these same concerns. Commissioner Vandeveer stated, in his opinion, it is a very appropriate utilization of the land. Commissioner Gorsline advised he liked the design of the project and he feels we do need some medium income housing. However, he could not say whether he would support this development or not because of the schools concerns, the water concerns and the City services concerns. Chairman Harris commented, in his opinion, this projected plan is a considerable improvement over the original one, and that he feels it would be appropriate for the area if the long range development of it would go along the lines that have been presented. Mr. Paul Haddox, 587 Valley Road, suggested that pedestrian and bicycle paths be provided on Orchard Avenue. He felt that a good many people would use the paths instead of driving their cars. REVIEW - KNOLLWOOD DEVELOPMENT Planning Director Castro reviewed the proposed project map pointing out the changes between the current map and the one previously presented to the Commis- sion. He advised that the map reflects major grading, thus providing a less ex- pensive home. It provides a different type of construction method and a more suitable livable condition for the average family with children. A preliminary drainage plan has been received from Jensen Engineering, which has been reviewed by the City Engineer, and it appears to be satisfactory. Planner Sullivan point- ed out that Jensen Engineering has designed a sewer system that has no lift sta- tions; it is all gravity flow which will be more beneficial from the City's point of view. He further advised that the lotting and the type of grading in this tract would be very similar to Tract 555, which was discussed earlier this even- ing. Commissioner Cole stated the City does have to consider the different econom- ic factors,and oneoof the things that impressed her in the presentation was that one of the comments that was made was the fact that the houses can be built cheap- er by doing it this way and, if that is so; it should be. considered by the City because we do have to meet the needs of the people in the community. Commissioner Simmons stated that, basically, she doesn't care for the plan, and she would like to see what is proposed for that Planned Development. Commissioner Moots stated he doesn't care for the plans, and is especially against the massive grading. He further commented that the sites are half acre, and they are not going to be cheap by any means. Commissioner Fischer stated she doesn't feel that every piece of land is totally useable for single family housing, and she felt the proposed pro- ject was too much for this particular piece of land. Commissioner Cole commented that she has heard time after time that we cannot develop priine agricultural land, which means that we have to go to the hillsides. Commissioner Gorsline stated he agreed with Commissioner Cole that we do need to save the agricultural. land and we are going to have to use those hillsides, but unless that is a -11 completely re- arranged, which is a lot of grading, it is going to be extremely difficult. He further stated he is concerned with the Planned Development in the center as to what is going to be developed there, and his overriding concern is the drainage. Chairman Harris stated, in his opinion, the plan is basically the same as it was, and he is not convinced of the necessity for doing the large scale grading -and would prefer to see the project conform to the topography of the land. Commis -. sioner Vandeveer stated he agreed with Commissioner Cole as to the need for cheaper housing and he would accept the proposal to develop homes in the most economical means so there will be a market for them. He further stated, in his opinion, this is a better proposal than before and he feels it is worthwhile to consider this for development. 087 X 88 Arroyo Grande Planning Commission, 4 -3 -79 Page 5 Mr. Ken Jones, of the Ken Jones Company, commented, in his opinion, the sort of project the City wants to see on the site is not one that he would want to develop because he doesn't think the people here can afford it. He further stated it is his opinion that people really want single family detached housing as long as they can afford it. He pointed out that his company acquires the bare land, they improve the land, they create the housing and sell the housing all within one company. They buildithe project out fully, sell the homes and then service them after sale. He further stated he sees the absorption rate for Arroyo Grande at about 50 units a year. After considerable discussion, Chairman Harris summarized that probably the majority of the Commission is somewhat negative toward the project the way it is designed right now. RECONSIDERATION - SCENIC ELEMENT OF THE GENERAL PLAN Planning Director Castro reviewed that the Scenic Element was presented to the Commission at their last regular meeting and it appeared, from the discussion, that it was generally acceptable, with the exception of Chairman Harris' objection to Grand Avenue being included. He pointed out that the report is very simple and is merely a tool that provides future guidance and beautification standards for the City in correcting the visual blightness currently in existence. Commissioner Simmons inquired as to why Traffic Way and Printz Road „which is the junction between Noyes Road and Highway 227, were not included in the map. Planning Director Castro stated there would be no problem in showing these streets on the map. Commissioners Fischer and Vandeveer expressed their feelings that this element would be a good tool and a starting place for future planning. Chairman Harris reiterated his feelings that Grand Avenue is not what he considers to be appropriate for a scenic route because of the business and in- dustrial areas. His idea of scenic routes, for example would be the areas on Oak Park Road and the areas that go out to Huasna. Mr. Castro pointed out that the element merely addresses itself to the public rights of way, and, in his opinion, you are not looking atfacilities on Grand Avenue, but you are looking at what basic conditions you have and how you can improve those conditions. After a brief discussion, the following action was taken: RESOLUTION NO. 79 -664 G RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING THE SCENIC ELEMENT OF THE GENERAL PLAN. On motion by Commissioner Cole, seconded by Commissioner Moots and by the following roll call vote, to wit: AYES: Commissioners Cole, Fischer, Gorsline, Moots, Simmons and Vandeveer NOES: Chairman Harris ABSENT: None the foregoing Resolution was adopted this 3rd day of April 1979. LOT SPLIT CASE NO. 79 -308, 1230 GRAND AVE. - LOT LINE ADJUSTMENT. (HOWARD). Planner Sullivan reviewed the proposed lot line adjustment and the recom- mended conditions listed in the staff report, dated March 29, 1979. The Commis- sion questioned the fact that more than 4 parcels were being created by this ad- justment, which would bring it under the Subdivision Map Act. Mr. Sam Taylor, Garing, Taylor and Associates, representing the petitioner, advised that because of the fact that the acreage is so small, there is a provision in the map act that permits this action, however, offhand he could not remember the particular sec- tion. Chairman Harris suggested that the matter be continued to the next meeting, and requested that Mr. Taylor provide the staff with additional information as to the section in the ordinance. 1 1 1 1 Arroyo Grande Planning Commission, 4 -3 -79 Page 6 LOT SPLIT CASE NO. 79 -309, 210 WALNUT STREET, (OTSUJI). Planner Sullivan reviewed the recommended conditions of approval noted in the staff report, dated March 29, 1979. After a brief discussion, on motion by Commissioner Cole, seconded by Com- missioner Gorsline, and unanimously carried, Lot Split Case No. 79 -309 was ap- proved subject to the conditions listed in the staff report, dated March 29, 1979. REQUEST FOR NEGATIVE DECLARATION - LOT SPLIT CASE NO. 79 -309, 210 WALNUT STREET. (OTSUJI). There being no discussion for or against the Request for Negative Declara- tion, the following action was taken: On. motion by Commissioner Gorsline, seconded by Commissioner Cole and by the following roll call vote, to wit: AYES: NOES: ABSENT: ATTEST: e .c ar\ , Secretary RESOLUTION NO. 79 -665 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT DECLARATION. Commissioners Cole, Fischer, Gorsline, Moots, Simmons, Vandeveer and Chairman Harris None None the foregoing Resolution was adopted this 3rd day of April 1979. LOT SPLIT CASE NO. 79 -310, PRINTZ ROAD.(WHITE). Planning Director Castro requested that this matter be continued to the next meeting pending submittal of the required environmental questionnaire. LOT SPLIT CASE NO. 79 -311, 1350 SIERRA DRIVE - LOT LINE ADJUSTMENT (ENGLE). Staff requested that this matter be continued to the next meeting to re- solve some technical problems with the map. ORAL COMMUNICATIONS Commissioner Vandeveer commented that there seems to be a problem in get- ting a quorum for the Lot Split and Architectural Review Committee meetings. Planning Director Castro advised the problem is generally due to lack of staff attendance. Chairman Harris suggested that perhaps some consideration should be given to reducing the number of people required for the Committee. Planning Director Castro requested that due to heavy future agendas, that the Commissioners submit a list of their pending vacation dates for the summer. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 11:00 P.M.