PC Minutes 1978-03-07Arroyo Grande Planning Commission
March 7, 1978
The Arroyo Grande Planning Commission met in regular session with Chairman
Gerrish presiding. Present are Commissioners Cole, Moots, Ries and Vandeveer.
Commissioner. Harris is absent. One vacancy exists on the Commission. Also in
attendance are Planning Director Castro and Planner Sullivan.
MINUTE APPROVAL
Upon hearing no corrections or additions, the minutes of the regular meet-
ings of February 7, 1978 and February 21, 1978 were approved by. the Chairman as
prepared.
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REVIEW COMMITTEE ACTION - ARCHITECTURAL REVIEW CASE NO. 78 -165, RENA STREET, 9 UNIT
APARTMENT (VIC PACE CONSTR.).
Planner Sullivan advised that the 9 unit apartment complex involves the
construction of two 4 -plex units and the remodeling of an existing single family
home. He pointed out that in staff's ::review of the plans, it was noted there was
some problem with the number and type of parking spaces proposed. He explained
the changes that were made to the parking so that there is an adequate relationship
between the covered parking and the open parking with the multiple units; there are
two covered spaces for the single family home that is going to be remodeled, and
one covered and one open parking space for each of multiple units. Planner
Sullivan read the conditions of approval and, after a brief discussion, Architectural
Review Committee action dated March 1, 1978 was approved as submitted.
PUBLIC HEARING - USE PERMIT CASE NO. 78 -271, HEALTH SPA, EL CAMINO REAL AND BARNETT
STREET IN AN "H -S" HIGHWAY SERVICE DISTRICT (COASTLINE DEVELOPMENT CO.).
Upon being assured by Planning Director Castro that public hearing for Use
Permit Case No. 78 -271 had been duly published, posted and property owners notified,
Chairman Gerrish declared the hearing open.
Planner Sullivan stated that the proposal is to construct a health spa con-
sisting of an exercise room on the ground floor, a spa, sauna, steam, lounge and
locker /dressing room on the second floor, and an open deck on the roof area. Planner
Sullivan pointed out that parking would be provided in front of this area and on
another parcel of land under the same ownership within the same block. Chapter 26
of the Zoning Ordinance allows the Commission to approve off -site parking within a
500 ft. distance. He further pointed out that the project is subject to Architectural
Review and any action at this time is only pertaining to the use.
Mr. Gary Crow, 246 Alder Street, petitioner for the Use Permit, spoke in
favor of the Use Permit being granted, stating that they are trying to utilize a
lot that has been empty for a long time because of its shape.
Mrs. Judy Spear, 870 Front Street, Grover City, spoke in favor of the Use
Permit being granted, stating she felt there is a need for a health spa in this area.
No one spoke in opposition to the Use Permit being granted. There being no further
discussion for or against the proposed Use Permit, Chairman Gerrish declared the
hearing closed and, after a brief discussion, the following action was taken:
RESOLUTION NO. 78 -597 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 73 -271.
On motion by Commissioner Cole, seconded by Commissioner Moots, and by the
following roll call vote, to wit:
AYES: Commissioners Cole, Moots, Ries, Vandeveer and Chairman
Gerrish
NOES: None
ABSENT: Commissioner Harris
the foregoing Resolution was adopted this 7th day of March 1978.
PUBLIC HEARING - USE PERMIT CASE NO. 78 -272, CONSTRUCTION OF A CHURCH, VALLEY ROAD
AND FAIR OAKS AVENUE IN AN "RA -33" RESIDENTIAL AGRICULTURAL DISTRICT (GOSPEL
LIGHTHOUSE).
Upon being assured by Planning Director Castro that public hearing for Use
Permit Case No. 78 -272 had been duly published, posted and property owners notified,
Chairman Gerrish declared the hearing open.
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Arroyo Grande Planning Commission, 3 -7 -78 Page 2
Planner Sullivan briefly reviewed the location of the proposed site, stating
that the land is currently a walnut grove. He pointed out to the Commission that
this parcel is a key parcel in the City Council's Agricultural Committee's proposal.
It was the general feeling of that Committee that if this parcel, along with two
others along the southerly side of Fair Oaks Avenue, developed in residential use,
that the productive agricultural lands both north of Fair Oaks Avenue and the pro-
ductive agricultural lands between the creek and Valley Road could be lost to pre-
mature residential development also. That Committee has suggested in their report
to the Council that the City consider purchasing these three parcels. He further
advised that it is the staff's opinion that the development of the church would not
necessarily bring in premature development of the other areas. The one condition
that staff is recommending is that the church development be subject to architectural
approval. Planning Director Castro reviewed the recommendations of the Agricultural
Committee with regard to the proposed Agricultural Commercial District.
Mr. Kenneth Baglin, 551 E. Branch Street, Pastor of the Gospel Lighthouse
Church, stated they are presently located in Grover City in a residential area and
that they would like to relocate because they are outgrowing their present facilities
also, they feel that this particular location is an ideal site for a church.
Mr. Ben Miller, 1035 Sunset flukive stated he is a member of the church and
`felt that this particular piece of property would be a definite advantage for the
church and for the community.
Mr. Andy Daiid, 227 E. Branch Street, Attorney for the property owners,
pointed out problems that the owners are having, in that the City has had this land
"frozen" for same time :.: and the owners are not able to sell it because of this action.
They have been contacted by people wanting to put in condominiums, small shopping
centers, etc., which would cause very serious japblems. He stated this property is
surrounded by the Catholic Church and what these buyers are proposing for a church
would be a perfect buffer to keep out the heavy residential development and commercial
development.
Members of the congregation of the Church stood up in favor. of the Use Permit.
No one spoke in opposition to the proposed use. Tom Runels, 586 Valley Load, in-
quired as to the plans for the balance of the property. Pastor Baglin advised they
intend to retain as many of the trees as possible, especially in the front because
of an easement that goes through there for water for the agricultural land behind
the property.
There being no further discussion for or against the proposed Use Permit,
Chairman Gerrish declared the hearing closed.
In response to Commissioner Cole's question with regard to the statement that
the Agricultural Committee recommended that the three parcels be purchased by the
City, Planning Director Castro pointed out that it was the suggestion of the.Com-
mittee to the City Council that in order to protect the agricultural lands that
three parcels would need to be purchased immediately. He advised that the
Council did hold a study session about two weeks ago and they did not arrive at
any conclusive recommendation as to how to proceed with the purchase of the land.
He further advised that a letter has been sent to the farmers for their opinion on
the proposed ordinance. After responses from the farmers have been received, the
Council will hold another meeting to review the findings and proceed with some
sort of recommendation. Commissioner Cole stated she would disapprove of the City
getting into the real estate business. She further stated it is her feeling that
since there is another Church in the area, and if we are going to see the property
change to something, that this would be as ideal a change as possible.
Commissioner Ries stated he is in favor of preserving the agricultural lands,
but in looking at other needs of the City such as a new fire station, inadequate
• space at City Hall, etc., he is :not in favor of purchasing property. He further
stated with regard to a buffer zone, in his opinion, the Church offers that buffer.
Commissioner Moots stated he would agree with Commissioners Cole and Ries, and that
he would like to see a condition included that this land could.never be sold off to
be used for another purpose.
Commissioner Vandeveer expressed his feelings that the Council has asked the
Commission not to pass on this land or any similar land until the Agricultural Com-
mittee has made a decision and, since this land is directly involved, it was his
opinion that we would have to hold off on this request until a final determination
is made.
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Arroyo Grande Planning Commission, 3 -7 -78 Page 3
Planning Director Castro pointed out the possibility that the Commission's
recommendation on this parcel could also be forwarded to the Agricultural Committee
as a means of preserving the agricultural lands, and that the City Council also has
the ability to appeal the Commission's decision if they are in disagreement.
Chairman Gerrish stated he feels that since the City Council has not yet made
a decision on the agricultural land, that the Commission send this to them and let
them decide whether it is an acceptable use or note Pastor Baglin pointed out that
the Church has a 60 day option to buy this property and they don't want toipurchase
the land if they cannot build a church on it. He further stated that they have al-
ready spent 30 days and now have less than 30 days to get a Use Permit so that they
can close escrow.
Planning Director Castro stated he believed that Councilman Millis made the
recommendation at the Council level that no action be taken by the Commission until
such time as the Agricultural Committee has forwarded its recommendation to the
Council. That Committee has now forwarded their recommendation and, therefore, he
fel.t Commission, knowing of the Agricultural Committee's recommendation,
could act on this particular request. He further stated that the Commission has the
right to condition the Use Permit with the requirement that the matter be referred
to the City. Council for final action.
After further discussion, the following action was taken:
RESOLUTION NO. 78 -598 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 78 -272.
On motion by Commissioner Moots, seconded by Commissioner Ries, and. by the
following roll call vote, to wit:
AYES: Commissioners Cole, Moots, Ries, Vandeveer and Chairman Gerrish
NOES: None
ABSENT: Commissioner Harris
the foregoing Resolution was adopted this 7th day of March 1978.
REQUEST FOR CITY SERVICES AND /OR ANNEXATION - CENTRAL COAST CFIRISTIAN ACADEMY.
Planning Director Castro advised that the request is for annexation of a
parcel of land on Oak Park Boulevard to the City of Arroyo Grande by the Central
Coast Christian Academy. Mr. Castro read the letter of request addressed to the
City Council from the Central Coast Christian Academy, dated November 2, 1977
He pointed out that the Commission's action tonight would be a recommendation to
the City Council as to whether or not the property should be annexed to the City
of Arroyo Grande.
Mr. Marvin Hartwig, 923 Farroll Avenue, Member of the School Board, outlined
the future plans for a Junior and Senior High School off of Oak Park Boulevard on
property contiguous•to Arroyo Grande. The following presentations were .given to
the Commission with regard to the request: (1) Mr: „_L.. ..ege;.d
the history of the Central Coast Christian Academy and some of the benefits it
provides to the community; (2) Mr. Mz.rlin Miller, Pr_incipal of the Academy, spoke
on the growth and the impact of the academy on the community, reflectinc academic
programs, achievement and growth; (3) tar I:ueben Kvidt, builder_ and developer, and
also a member of the Board, yava a location and topographical slide presentation
of the area concerned; and (4) Mr. Lou Caballero, Engineer with San Luis Rncjineer.in j ,
and also a Board Member, reviewed the proposed master plan for the 22 acres.
III I•Ir. Hartwig a that Mr. I:vidt of Oak Park Acres, agreed to donate this
land with the provision that it be used for a Christian School for the benefit of
the community. In summary, Mr. Hartwig advised it is their desire that the ' City
of Arroyo Grande provide them with both water and sewer services for the Oik Park
campus at a no }premium rats, if not annexed to the City.
In answer to Commissioner Cole's question as to their request for City
services, Mr: Hartwig commented that basically they would have to have sewer and
water services, but fire and police protection would be very beneficial. FIr.
Caballero pointed out their main problem is one of economics, in that there is no
way Pisruo ':,each can provide sewer and water services, and the cost of. ; tting in
their own system is very prohibitive, if at all possible, because of the soil type
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Arroyo Grande Planning Commission, 3 -7 -78 Page 4
and because of the location for any well development.
Planning Director Castro reviewed the three alternatives outlined in his
memo to the Commission dated March 3, 1978. He further noted, in reference to
Suggestion #2, aside from the contractual arrangements for utilities, staff
further recommends that the project development plans be coordinated with the
City of Arroyo Grande.
Commissioner Ries noted that he has attended City Council meetings in the
past where they have discussed furnishing water and utilities outside of the City
Limits, and have determined against such a policy. Planning Director Castro agreed
with Commissioner Ries, stating that is one of the things the new Council is going
to have to take a look at He further stated he feels this is a good use for the
property and the site has been well planned.
Commissioner Moots stated he felt the school is a good idea but he didn't
think annexation was the answer, and that the Commission has denied annexation
proposals in the past on smaller parcels than this one
Mr. Hardfig stated they realize that annexation would create an island out
there, and they could live with Alternative #1 where the request for annexation be
denied providing they could get the facilities and operate in the County. He
further stated he felt that if they were permitted to build the high school at the
proposed location, they . could alleviate the need for the taxpayers spending ten
million dollars to put another high school in that general area.
Chairman Gerrish stated he agrees with Commissioner Ries in that we have
denied the service of utilities outside of the City Limits in the pasta Also, the
annexation of just that parcel of land would create innumerable problems with the
City of Pismo Beach. He further stated, in his opinion, it behooves the City to
do whatever they can to increase the availability of educational facilities and
that he would definitely be in favor of whatever it takes to build a school out
there. Planning Director Castro stated that the Commission could suggest to the
City Council that the property remain in the County, with the City providing
utilities and services to the school such as fire protection, police protection,
sewer and water services. Chairman Gerrish stated his concern would be how do we
deny other petitioners in the County that come in with a similar request for sewer
and water services. Commissioner Cole pointed out that granting this request is
for the benefit of a great many people and would be an advantage to the community
by providing needed educational facilities, Commissioner Ries commented that
approximately 75 to 80% of the children attending the school would be from Arroyo
Grande and it was his feeling that they should have our services.
After further discussion, the following action was taken:
RESOLUTION NO 78 -599
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE
RECOMMENDING DENYING REQUEST FOR ANNEXATION BY THE CENTRAL COAST
CHRISTIAN ACADEMY AND RECOMMENDING TO THE CITY COUNCIL THAT THE
PROPOSED SCHOOL BE PROVIDED WITH CITY SERVICES TO INCLUDE SEWER
AND WATER SERVICES, FIRE AND POLICE PROTECTION THROUGH A CONTRACTUAL
AGREEMENT.
On motion by Commissioner Cole, seconded by Commissioner Ries, and by the
following roll call vote, to wit:
AYES: Commissioners Cole, Moots, Ries, Vandeveer and Chairman
Gerrish
NOES: None
ABSENT: Commissioner Harris
the foregoing Resolution was adopted this 7th day of March 1978.
ORAL COMMUNICATIONS
Commissioner Vandeveer stated there was some discussion at the recent Lot
Split Committee meeting about the possibility of having a Record of Survey required
on all building permits. Planner Sullivan stated, in his opinion, the Committee
was discussing this requirement primarily with multiple and commercial developments.
After a brief discussion, it was recommended that the Planning staff take a look at
the matter and come back with a recommendation to the Commission.
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Arroyo Grande Planning Commission, 3 -7 -78
ADJOURNMENT
There being no further business before the Commission, on mo by
Commissioner Co1e, seconded by Commissioner Moots, an ,anim•usl
meeting was adjourned at 9:45 PoM
ATTEST:
Secretary hairman
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