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PC Minutes 1977-06-21Arroyo Grande Planning Commission June 21, 1977 The Arroyo Grande Planning Commission met in regular session with Vice Chairman Gerrish presiding. Present are Commissioners Cole, Hitchen and Ries. Commissioner Moots is absent. Two vacancies exist on the Commission. Also in attendance is Planner Tom Sullivan. MINUTE APPROVAL After hearing no additions or corrections, the minutes of the regular meet- ing of June 7, 1977 were approved by the Vice Chairman as prepared. SOUTH COUNTY GOVERNMENT CENTER - ENVIRONMENTAL IMPACT REPORT Planner Sullivan referred to the Environmental Impact Report sent to the Commission members, and requested that they thoroughly read it over during the next two weeks, and at the next regular meeting a staff report will be available from the City Engineer, Public Works Director and himself. He advised that the public hearing was being held in the County and he requested that the Commissioners submit their comments to staff or to the County di- rectly. Commissioner Cole suggested that if they do have some comments that per- haps it would be best to direct them through the staff. Vice Chairman Gerrish stated it might be well to have some public input on the matter. Mr. Sullivan advised that the document is available at the County Coordinator's office for any citizens wishing to review it. ORAL COMMUNICATIONS Commissioner Cole advised she will be on vacation from July 19th through the 30th and, therefore, would be missing one Planning Commission meeting. PUBLIC HEARING - REZONING CASE NO. 77 -104, FROM "R -1" SINGLE FAMILY RESIDENTIAL DISTRICT TO "P -C" PROFESSIONAL COMMERCIAL DISTRICT, 303 SO. HALCYON ROAD, (FILER /GRIEB). Planner Sullivan described the area to be rezoned, which is two parcels consisting of approximately 4 acres, stating that a portion of one of the parcels is currently zoned "P -C" on the Halcyon side. COMMISSIONER RIES WAS EXCUSED DUE TO A POSSIBLE CONFLICT OF INTEREST AND IS NOW ABSENT. Upon being assured by Planner Sullivan that public hearing for Rezoning Case No. 77 -104 had been duly published, posted and property owners notified, Vice Chairman Gerrish declared the hearing open. Mr. Nash Brown, Project Architect for the development, displayed a map of the proposed 32 unit condominium project, and advised that they are re- questing the rezoning to allow for construction of the condominium complex. Mr. Nash advised they have considered the problem of traffic and what they have done, basically, is split the project in half; taking one half of the project out on South Halcyon; the remainder of the traffic will be taken out on South Alpine. He stated it was their feeling that this would be an equitable solution to the possible increase in traffic. Mr. Fred Wolf, 540 Gaynfair Terrace, inquired about the "P - C" desig- nation, particularly in light of the expressed intent to develop condominiums. Vice Chairman Gerrish explained that a determination was made several meetings ago that condominium development was a permissible use in a "P -C" District subject to Use Permit procedure. Mr. Grieb, representing the Grieb Estate, stated that Commercial Zoning already exists on two sides of the property, with Alpine Street on the back, and Halcyon Road on the front; and that there are apartments on the northeast. corner, in the center and on the north side. Mrs. Marie Price, 778 Dodson Way, stated she didn't understand why condo- miniums could fall under the Professional District. Planner Sullivan stated the reason for allowing condominiums within a Commercial District is to allow one area in the City that can have both residential and commercial uses, and that it has been a common practice throughout cities for a long time. 373 374 Arroyo Grande Planning Commission, 6 -21 -77 Page 2 Mrs. Price stated she was very much opposed to this change because of increase in traffic. Mike Johnson, 223 So. Alpine Street, presented a petition to the Commission containing 41 signatures of citizens protesting the proposed zone change. Ed Kiefer, 721 Dodson Way; Don Cardello, 653 Cerro Vista Circle; Linda Brown, 756 Dodson Way; Judy Wingerd, 251 So. Alpine St., and Bob Rowan, 226 So. Alpine, protested to the proposed zone change because of increased traffic, and concern over safety of the children in the neighborhood. Roger Fuller, 271 So. Alpine, stated his thoughts that streets were made to travel on, and not for kids to play in. Mrs. Grieb, representing the Grieb Estate, spoke in favor of the zone change stating, in her opinion, the factor is the name "Grieb" entering into the matter. Mr. Rob Filer, one of the petitioners for the zone change, stated that the traffic is the biggest problem in the rezoning request. He advised that under the current zoning of "R -l" they would be able to go in and build 17 or 18 units, and under the proposed plan of cutting the project in half, they are only submitting 16 units that will go out on Alpine Street. He further advised that due to land costs in the City of Arroyo Grande, they are forced to go to this type of development, and that they want to keep it residential and keep the plans in conformance with the area; the development is going to be a conforming use. In answer to Elizabeth Jackson's question with regard to control so that half of the traffic would be going out on Halcyon, Mr. Nash advised they have proposed an architectural landscape barrier to prevent any through traffic. Mr. Wolf inquired as to why, if the developer intends to develop this property into condominiums, they were not requesting the normal zoning? Mr. Filer stated when they brought this proposal to the City, it was the sug- gestion of the City to go "P -C ". Planner Sullivan clarified that to request zoning to anything other than "P -C" would constitute spot zoning, and the staff would recommend denial on that because it is spot zoning. Ms. Mary Buss, 625 Cerro Vista Circle, stated the "P -C" zoning was mis- leading, in that it sounds like a commercial development, and that she doesn't have any ill feelings towards condominiums. She suggested that if there is some way to pin this down to residential development rather than commercial development, it was her opinion, this might satisfy a lot of people as to the problems that night come up. Mr. Filer stated they are going for residential use, and that the Professional Commercial zoning is to allow the amount of units they are going in for. Arlene Rowe, 220 So. Alpine, stated she personally thought it would look nicer, to continue the single family homes, and it would be a nicer looking area. There being no further discussion for or against the proposed Zone Change, Vice Chairman Gerrish declared the hearing closed. Commissioner Hitchen stated that Mr. Filer referred to the lower portion of the entire parcel being considered for the condominium development, and inquired as to the development of the remainder of the property. Planner Sullivan stated that, to his knowledge, there has not been any proposals for the remainder of that property. In answer to Commissioner Cole's question with regard to the traffic pattern, Planner Sullivan advised it could go either way; they have legal access on both streets; that the property has access both on Halcyon and South Alpine. Mr. Sullivan further advised that the City Engineer has estimated that full R -1 development would generate approximately 135 trips per day. Planner Sullivan further stated that the Planning Staff and City Engineer felt that there would be potential impacts in the area of traffic, and because of that, they had recommended that a " -D" Override be attached to this "P -C" zoning, if approved, and the recommended mitigation measures were that any commercial development have access on Halcyon Road only, and only the "R -1" density potential shall be allowed access onto South Alpine; the potential "R -1" density is 18 units. Also, if any residential development occurs in 1 1 Arroyo Grande Planning Commission, 6 -21 -77 Page 3 excess of the "R -1" density potential, it shall have Halcyon access only. After further discussion, Commissioner Cole moved that Rezoning Case No. 77 -104 from "R -1" Single Family Residential to "P -C" Professional Commercial District be approved with the " -D" Override, including the provisions as listed in staff report dated June 15, 1977. Motion was lost for lack of a second. Commissioner Hitchen stated it was his feeling that a decision should be postponed until more members of the Commission are present. After discussion, Vice Chairman Gerrish reopened the public hearing for Rezoning Case No. 77 -104, and continued the hearing to the next regular Planning Commission meeting of July 5, 1977. He advised that the Request for Negative Declaration for Rezoning Case No. 77 -104 would also be continued to the next regular meeting. COMMISSIONER RIES IS NOW PRESENT. AD PERTAINING TO HALCYON HILLS Fred Wolf, 540 Gaynfair Terrace, distributed copies of a letter from H. T. Frankhouser, and attachment, stating it was the result of an ad placed in the Wall Street Journal, pertaining to Halcyon Hills, which appeared last Friday and the previous Friday. Mr. James Duenow, Attorney in San Luis Obispo, stated he was very angry about the Wall Street Journal ad, and that neither himself, his wife, or the owners of the property had authorized or approved the ad. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 8:55 P.M. by the Vice Chairman. ATTEST- Planner _ ILL, Vice Chairman 375