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PC Minutes 1976-04-20228 Arroyo Grande Planning Commission April 20, 1976 The Arroyo Grande Planning Commission met in regular session with Vice Chairman Moots presiding, _Present were Commissioners Cole, Gerrish, Mathews; Pope, and Ries; Commissioner Sandoval was absent. Also present were Planning Director Gallop, City Engineer Garcia, and Councilmen Gallagher and Millis MINUTE APPROVAL The minutes of the regular meeting Of April 6 were approved by Vice Chairman Moots after hearing no corrections or additions. REVIEW COMMITTEE ACTIONS: LOT SPLIT CASE NO. 76 -243_, 157 WALNUT EVAN GORDER)1 ARCHITECTURAL REVIEW CASE NO, 76 -117, 1687 EL CAMINO REAL, ADDITION TO OFFICE BUILDING (PETERS) Lot Split Case No, 76 -243 - Director Gallop posted a map of the property, noting that the request was for a division of a single lot into four parcels. All parce were in excess of "R -1" requirements, which is the current zoning, and all meet the Land Use Plan and Zoning Ordinance requirements. Architectural Review Case No 76 -117 — Director Gallop noted that this is an addition to an existing building at the corner of Oak Park Boulevard and El Camino Real, He also noted that the Review Committee would be using a new check off form on all lot splits in the future. This form sets out all of the require - ments which could possibly be attached to the property, including off -site improvement costs, sewer and water charges, etc. The new form would become a part of the file. The Commission briefly reviewed the conditions set on the cases. There being no additions or corrections, the Vice Chairman ordered the reports filed. LAND USE PLAN REFERRAL FROM CITY COUNCIL The Planning Director referred to the suggested changes to the Land Use Plan recommended by the City Council, He noted that the Commission had two choices: they could consider all of the recommended changes; or, in view of the court case involving the Lawler property, they could just consider the property on South Traffic Way Extension and wait until a later date on all the other recommendations in order that they could carefully consider them. He suggested waiting on all matters except the Lawler property, as the Council was recommending removing three light- industrial areas from the Land Use Map. He felt that the Commission should carefully consider this, to see if this is what they want. The Commission considered the alternatives and agreed that a joint study session with the City Council seemed to be a good idea. On motion by Commis- sioner Gerrish, seconded by Commissioner Cole, and by the following roll call vote, the Commission decided to defer consideration of all matters except the light - industrial area on South Traffic Way Extension until such time as they could meet with the City Council and staff for a study session; AYES: NOES: Commissioners Cole, Gerrish, Mathews,. Pope, Ries, and Vice Chairman Moots None ABSENT: Commissioner Sandoval Director Gallop reviewed.'the Council's recommendation on the South Traffic Way Extension property, noting that the City Council had suggested changing the area to low residential density to conform to its present zoning, which is "R- A -B -3 ". He added that the Commission had several alternatives: they eould reiterate their original docision by recommending light - industrial land use; they could agree with the Council's recommendation; or they could pica any use or density in betyean the twat, Any use lesser than industrial would be permissible without,a public hearing because this would be a lower land use than the original recommendation. Arroyo Grande Planning Commission, 4 -20 -76 Page 2 Elsie Laycock, agent for the Lawlers, stated the property owners were willing to settle for medium density, which would be "R -3" zoning, However, they would not accept "R -G" zoning, Vice Chairman Moots asked for clarification of the two zonings and how they related to land use. The Planning Director stated that "R-G" allowed about 12 units per acre, "R -3" allowed 18 -20 per acre. The architectural controls are about the same in both. "R=2" and "R -G" zoning would'be'medium density use; "R -3" and "P-C" would be high density.. He added that the property they were considering consisted of about nine acres. Elsie Laycock noted that when a road is put into the property, they would not be able to get the depth limit on about 2,13 acres. Director Gallop explained that whenever a road right of way dedication is required in the development of a property, the property is given a credit for that land, Andy Johnson, 1279'Poplar, said he believed the Council wanted the Land Use Plan changed to meet current zoning on the property Director Gallop reviewed the Council's recommendation to light density, which would allow any zoning from "A" to "R -1 ", Medium density would allow "R -2" and "R -G ". High density would allow "P -C" and "R -3 ". Commissioner Pope said he did not believe the area was condusive to high density; he would be willing to look at a more realistic solution. Commissioner Mathews said he did not believe the area was suited for resi- dential because it was so close to the frway` Jim Lawler, the property owner, pointed out that the City Council had originally agreed that industrial was the best use for that property when they approved the Land Use Plan, After further discussion, on a motion by.Commissioner Gerrish, seconded by Commissioner Mathews, and by the following roll call vote, the planning Commission recommended leaving the area on South Traffic Way Extension, adjacent to the freeway, as light industrial -heavy commercial; -AYES: Commissioners Cole, Gerrish,Mathews,.Pope; Ries, and Vice Chairman Moots NOES: ABSENT: None RUTH ANN WAY "D" OVERRIDE - HEIGHT LIMITATIONS City Engineer Garcia passed out maps and graphs of the proposed Ruth Ann Way Assessment District development. He noted that these were graphic • representations; in an exaggerated scale, of the area between Montego'and .Grand, and 'Fairview and North Elm,, They had randomly selected. houses and measured the distance from the top of the roof to.the curb line, He noted that most of the' older homes were about 2 -3 feet lower than the new homes. The only home they had specially checked out was the two story house on Corona del Terra. It measured 22 ft. The house immediately adjacent, which. is one story, measured 23 ft, Engineer Garcia suggested that the Commission consider a different height limitation for the homes at the north end of the cul -de -sac, because the average ground height there from the top of the curb is 5 -10 ft., instead of 2 -3 ft, as it is elsewhere. He pointed'. out that from the top of curb on Ruth Ann Way to the top of curb on Montego is a. difference of 29 feet; therefore, he did not feel there would be any problems in blocking the view of the homes on Montego- However, the homes on -North Elm and Corona del Terra would have to expect some loss of their view, He recommended a height limitation of eighteen feet (18'). Less than fifteen feet at the ind of the cul -de -sac would require substantial cuts'and the building pad would have to be lowered about five feet in order to work; this in turn would neEessitate retaining walls :Paul Sturges, 201 Alder Street, asked for clarification of Mr. Garcia's recommendation.,.. Commissioner Sandoval Bill Lackey, 1156 Norswing Drive,,Oceano, suggested using the four . corners to establish a mean elevation„ Then the•Commission could establish a height limitation above mean elevation instead of curb; this'would alleviate problems on the lots at the end of the cul-de -sac. 229 230 Arroyo Grande. Planning Commission, 4 -20 -76 Page 3 -Elizabeth Jackson, 208 Fairview, asked that the Commission also con - sider tree heights. YQJ H AGRIC[TLTURAL COMMITTEE Director Gallop requested the Vice Chairman to appoint a Commission Member and an interested member of the community to serve on the Youth Agricultural Committee. This Committee would review applications for 4 -H and F.F.A..members to keep livestock. The Vice Chairman appointed Commis - sioner Ries and Mr. Rob Plumb, 291 James Way, to serve on the Committee. REVIEW USE PERMIT CASE NO 75 -241 FUNCTIONAL LIVING. 41.0 EAST BRANCH (STEFFAN) The.Planning Director noted that in granting the Use Permit for Functional Living organization, the Commission had set a six month review date to see if any problems would arise. The six months had now passed, and he asked the Commission to review the Permit. He added that he had heard nothing but compliments from the community about the organization. The Commission agreed to continue the Use Permit until such a time as problems arise. WRITTEN CORRESPONDENCE The Planning Director gave the Commission copies of a letter sent to Grover City, Pismo Beach, the County, and the School District, from Mr. Butch, inquiring if they would be interested in a study session with Arroyo Grande to see if anything can be done to solve the school. problems. No answers had been received yet. La Barranca Rezoning - Director Gallop noted that the City Council feels that somewhere along the line the Lovett property on James Way had been dropped from the rezoning. He added that the Planning Commission minutes indicate it had never been dropped and both legal advertisements included the property; however, the City. Attorney would have to make a decision on the matter, and it may be coming before the Commission before too long. ORAL COMMUNICATIONS Commissioner Cole asked for clarification about the Lot Split Committee meetings. Condominiums in "P -C" Districts - Director Gallop stated that he had a request for a determination if condominiums are - permissive in a "P -C" zoned district subject to a use permit. . He'stated that apartment houses are per - missive in "P-C" zones by use permit procedure; however, condominiums: were not specifically listed. Commissioner Gerrish asked for clarification of the term. The Director replied that it refers to apartments which are sold in- dividually. After . a brief discussion, the following action was taken: RESOLUTION NO. 76 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE DETERMINING THAT CONDOMINIUMS ARE'. PERMISSIVE IN A "P-C" PROFESSIONAL COMMERCIAL ZONED DISTRICT, SUBJECT TO USE. PERMIT. PROCEDURE. On motion by Commissioner Mathews, seconded by Commissioner Cole, and by the following roll call vote, to wit: AYES: Commissioners Cole, Gerrish, Mathews, Pope, Ries, and Vice Chairman Moots NOES: None ABSENT: Commissioner Sandoval the foregoing Resolution was adopted this 20th day of April 1976. Arroyo Grande Planning Commission, 4- 20°'76 Page 4 STUDY SESSION .ON ,OAK PARK ACRES ENVIRONMENTAL IMPACT REPORT Mr. Mackey Deasy and Ms. Beth Hobbs from Meyer, Merriam, and Associates, the firm preparing the Oak Park Acres E.I.R., were present to discuss the re- port. Mr. Deasy stated they Lead made only two changes to the report. The first was to correct an error in the population projection figure, and the other was an expansion of their traffic analysis. With regard to the traffic analysis, Mr. Deasy said he felt there were two main areas of concern. One was the impact on Noyes Road, and the other concerned the impact on Oak Park Boulevard across the freeway from the proposed development. He stated their traffic expert, Andy Johnson, had predicted an additional 41 vehicles using Noyes Road during the peak hour, using a 50% figure assumption. This figure was the absolute maximum that he would predict for that road. However, even if 100% of the vehicles did use Noyes Road, the traffic would still be within the capacity of that road. Carolyn Moffatt, Noyes Road, questioned whether the road could handle the additional traffic safely. Ms. Hobbs stated that their traffic expert believed that no one from the project would be using Noyes Road during the peak hour. If they worked in San Luis Obispo, they were so close to the freeway, he felt they would use it. With regard to 0ak Park Boulevard across the freeway, Mr. Deasy stated they predicted an enormous increase in traffic. Ms. Hobbs explained this was because all available figures they had on present usage indicated the road was very much underutilized. She added that in considering potential traffic generated by the commercial area, Mr. Johnson had used generous figures because he really didn't know what businesses would be there, Mr. Langworthy, questioned the traffic figures on Oak Park Boulevard. Mr. Deasy explained that these,-were .peak hour figures, rather than total daily figures. Alan Thomas, Grand Avenue, asked about the required improveuents to 0ak Park Boulevard and Noyes Road. Mr. Deasy pointed out that the traffic consultant felt that just widening one-half o:f`Oak Park Boulevard would not adequately handle the increase in traffic. He also felt that both the vertical and horizontal alignments should be changed. Mr. Garcia explained that normally the City requires one -half a street plus a lane, and this should adequately handle both concerns. Commissioner Moots asked about the extension of James Way and how it was going to get across the low area. Director Gallop stated this was an engineering problem that would have to be sob>ed to_'the City's•.satisfac- tion, He added that James Way is on the Circulation Plan and must be fully improved. Commissioner Moots asked if the frontage road would be adequate to handle the traffic if the adjacent properties developed, with the two traffic and one parking lanes which are planned. He also asked if the frontage road was planned for extension from Brisco Road to the Community Building. Director Gallop replied that the extension was on the General Plan and would go in; this would be one of the major considerations of any plan submitted. Mr. Deasy said that there could be a peak of 1500 cars an hour if the adjacent properties developed; this would be approaching the maximum, Commissioner Ries asked Mr. Deasy to explain to the audience how in- formation for the report was gathered and asked if he felt the information was accurate and if they had been given a free hand in preparing the report. He explained that he had heard some criticism that because the City hired them, they had to say what the City wanted. Mr. Deasy explained how the information was gathered, and stated that alothough the City had been help- ful in providing information their firm had been given a freehand in the preparation of the report. Mt. Deasy also reviewed the problems. with the school district. He stated that Dr. Hoagland had indicated that this project ultimately will 231 232 Arroyo Grande Planning Commission, 4°20-76 •Page 5 require a readjnst.nert of the bu3sing scedale when it is fill:7 developed. With regard to the population projections, he stated there was an error on Page 14, and he indicated the changes this would involve. He also talked about the commercial development's impact on existing businesses in the community. He said the impact would clepand upon what uses were allowed by the Commission. Specialty shops would have a higher impact than highway- oriented businesses. Mr, Langworth'i, Printz Road, expressed concern over the amount of impact, Karl Hogan, Poplar Street, stated that no one should act as judges fo . r. private enterprise. Commissioner Mathews stated that he felt that the citizens would continue to go out of town to shop until the City gets more business so they have more selection. Commissioner Cole pointed out that the development would not happen "overnight". Alan Thomas, Grand Avenue, said he felt this was a good area for this type of development; however, he expressed concern over the access from the freeway to Grand Avenue on Oak Park Boulevard, as well as to Highway 227. Commissioner Ries stated that Grover City is aware of the problem with regard to •Oak Park Boulevard from the freeway to Grand Avenue, and they planned on widening the road. Mr.• Deasy stated that there had been some question about the number of units proposed. He stated that a maximum number be established for the total gross acreage. Then if one parcel did not develop as much as originally planned, another parcel could pick up the difference. Commissioner Gerrish asked about the water system for the areas above 200 ft. Director Gallop stated that a portion of Parcel 5 and Parcel 11 are above 200 ft. elevation. .Parcel 5, if it stays in commercial or residential commercial, could afford to pump because it is small. Parcel 11 could cluster its units within the water service area. Commissioner Gerrish also inquired about the original request for the E.I.R. which also asked for an analysis of the impact on City services. Director Gallop replied that a supplemental report was being prepared and would be ready for the Public Hearing. He added that the Commission can make no decision before May 4, the date of the Public Hearing, to allow for the State Clearing House's deadline for State agency input. .ADJOURNMENT There being no further business before the Commission, on a motion by.Commissioner Mathews, seconded by Commissioner Cole, and unanimously carried, the Commission adjourned at 9:36-P.M. ATTEST: Secretary Vice Chairman .;,