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PC Minutes 1971-02-16Arroyo Grande Planning Commission February 16, 1971 1 The Planning Commission met in regular session with Chairman Moss presiding. Present are Commissioners Bowles, Nunes, St. Denis, Schultz and Strother. Commipsioner Porter is absent. Also in attendance are Councilman Wood, City Administrator Butch and Planning Director Gallop. MINUTE APPROVAL On motion of Commissioner Nunes, seconded by Commissioner, Schultz, and,unanimously carried, the minutes of the regular meeting of February 2, 197F were approved as pre -. pared. REPORT FROM COASTAL VALLEY PLANNING COUNCIL REPRESENTATIVE Commissioner St. Denis reported that at the last meeting of the Coastal Valley Planning Council there was some discussion as to the term of office for the member-at- large, who is appointed by the eight members of the Planning Council. He further advised that the Grover City .Planning Commission had recommended a three year term of office, and the Planning Council would like to have a recommendation from the Arroyo Grande. Planning Commission. On motion of Commissioner Bowles, seconded by Commissioner Nunes, and unanimously carried, that a recommendation be made to the City Council that the term of office 'for the Coastal Valley Planning Council member -at -large be for three years. Commissioner St. Denis also reminded the Commission of the Seminar to be held Saturday, February 20th. DISCUSSION RE: AGRICULTURAL PRESERVE IN THE CITY OF ARROYO GRANDE Administrator Butch advised that Councilman Talley has requested a study and a report be presented to the Council regarding Agricultural Preserve in the City of Arroyo Grande. The basic idea behind this study would be the development of a general guideline to establish an agricultural preserve or a green belt. Mr. Butch indicated that the Council would probably call for a study session with the Planning Commission. DISCUSSION RE: BUILDING ORDINANCE Chairman Moss pointed out that under the present building ordinance retaining walls out of 2 x 12 redwood are now permissive and, it was his feeling, that either block or masonry should be required because redwood can rot out. Director Gallop advised that some of the members of the staff have already discussed -this, and are presently considering adoption of the new Uniform Building Codes. Ht indicated that one chapter, "Grading Ordinance" could be amended to include retaining walls on property lines. It was recommended that any such wall exceeding 16" should be affected. After further discussion, Director Gallop was requested to prepare a report and recommendation for discussion at the next regular Planning meeting. THE TRAILER HITCH,.123O GRAND AVENUE - FREE STANDING SIGN Chairman Moss stated he- would..like this Commission to reconsider the Use Permit for the sign for the Trailer Hitch, and he would like to have the'petitioners present at the next meeting. He.felt` that the sign does not conform to the plans, submitted. After discussion, on motion of Commissioner. Bowles, seconded by Commissioner St. Denis, and unanimously carried, that Use Permit Case .No: 71 -167, and the conditions therein, be reviewed at the next regular meeting. ASILOMAR CONFERENCE Director Gallop advised the Commission that the Asilomar Conference would be held on February 27th, and that he could arrange registration for those Commissioners wishing to attend. PUBLIC HEARING - USE PERMIT CASE NO, 71 -168, THE BARGAIN MART, 410 BRANCH STREET, AUCTION SALES (HANNA). Director Gallop reminded the Commission of their recent determination that auctions are permissive in a P -M District by Use Permit procedure. - He further stated he had reviewed this matter with the Chief of Police as far as parking and traffic is concerned, and with the Director of Public Works as far as parking improvements are concerned. Their recommendations were that the frontage be improved with curb, gutter and sidewalk with not more than two drives for proper ingress and egress, and a minimum requirement of 25 marked parking spaces. It was also suggested that a review be made in 90 days after the first auction sale so that the traffic and park- ing can be watched, with further recommendations being made at time if necessary. Upon being assured by Director Gallop that the Public Hearing for Use Permit Case No. 71 -168 had been properly advertised, posted and property owners notified, Chairman Moss declared. the' Fearing open. 333 334 - Mr. Sharps, owner of the property, was present and stated that the required improve- ments would involve ln investment of $4,000 to $5,000, and that the rent on. the property would amount to about $2400 a year, which would require two years to pay for the improve- ments. No further discussion for or against the proposed Use Permit, Chairman Moss declared the hearing closed. Director Gallop advised that, generally speaking, the conditions of the Use Permit must be carried out prior to the use of the property, however, if the Commission feels that a short term review is in order, some of the requirements could be waived subject to the success of the business. He suggested that if conditions are temporarily waived, an agreement should be obtained from the property owner to the City stating that require- ments would be met if they wish to continue after the 90 days. After discussion, the following action was taken: RESOLUTION NO. 71 -190 U A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 71 -168. On motion of Commissioner Nunes, seconded by Commissioner St. Denis, and by the following roll call vote, to wit: AYES: Commissioners Bowles, Nunes, St. Denis, Schultz, Strother and Chairman Moss NOES: None ABSENT: Commissioner Porter The foregoing Resolution was adopted this 16th day of February. 1971. REZONING CASE N0. 71-43, GARDEN: STREET, R -A -B -1 TO R -3 DISTRICT (PACE) Director Gallop advised that the property in question is presently zoned R -A -B -1 and the petitioner has requested a change to R -3. He pointed out that the property directly across the street east is zoned R -2, and the property to the south has recently been zoned R -1. He advised that the Commission should be aware that they may reduce the density requested by the petitioner if they feel it would be more desirable zoning, but cannot increase the proposed land use density, and that the staff recommends that nothing heavier than R -2 be placed on the property if the change is approved. Upon being assured by Director Gallop that Public Hearing for Zone Change Case No. 71 -43 had been duly published, posted and property owners notified, Chairman Moss declared the hearing open. Mr. Bill McDonald, Myrtle Street, stated he thought the proposed rezoning is, in violation of the General Plan, which basically calls for a maximum of five building sites per acre. Mr. Pace was present and stated he is only asking for a zoning change at this time and he doesn't know how many lots he is going to have. Mr. Tom Jones, Garden St., inquired as to what the City plans to do with traffic control in this area, in that there is a traffic problem there now. Administrator Butch advised there is a Circulation Element of the General Plan developed based on the Land Use Element of the General Plan, so the City does have some sort of a guide line. He further advised that the City Council has ordered a study of Cherry Avenue, from Railroad Ave.. to Traffic Way. Mr. Hendrickson, 202 Garden Street, inquired as to the adequacy of the sewers and also stated there is a parking problem in this area now, with cars being parked ail over the street. Chairman Moss advised that the multiple dwellings would have to pro- vide off street parking. Mr. Goulart, 801 Opal St., expressed concern in that in the last few months we seem to be using up large tracts of acreage, and that if we continue to change the zoning on R -A -B property, we are going to run out of large acreage. He stated he doesn't feel this is proper and is in violation of the master plan. He also stated we are not getting the full picture of what the developer is going to put in here. No further discussion for or against the proposed zone change, Chairman Moss declared the hearing closed. Commissioner Strother stated he could see no benefit to the City in taking more of the area to increase density. He felt that we have a lot of area zoned for this purpose and developers should find an area zoned for that purpose instead of constant- ly changing our basic zoning plan. After further discussion, the following action was taken: RESOLUTION NO. 71 -191 Z A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION RECOMMENDING DENIAL OF AN. AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS PROVIDED ..BY CHAPTER 4 ZONING, ARTICLE 21, OF SAID CODE. On motion of Commissioner Nunes, seconded by Commissioner Bowles, and by the follow- ing roll call vote, to wit: AYES: Commissioners Bowles, Nunes, St. Denis, Schultz, Strother and Chairman Moss NOES: None ABSENT: Commissioner Porter Planning Commission, 2 -16 -71 Page 3 The foregoing Resolution was adopted this. 16th day of February, 1971 PUBLIC HEARING - REZONING CASE NO, 71 -44, ORCHARD AVENUE AND FAIR OAKS AVENUE, R -1 TO R -3 DISTRICT (DOTSON) Director Gallop advised ,that the request.is.to rezone a parcel of property consist- ing of one full lot and portions of two lots.in the southeast' corner of the intersection - of Fair Oaks and Orchard, and adjacent to the Veterans' Memorial Building. He advised that a traffic problem already exists at that intersection because of traffic to Orchard School and the High School, and the Highway 101 off -ramp, and also pointed out that this would be spot zoning. He advised he had informed the petitioner of these facts, but that he had elected to file the application anyway. Upon being assured by Director Gallop that public hearing for Rezoning Case No. 71 -44 had been duly published, posted and property owners notified, Chairman Moss declared the hearing open. The Petitioner, Mr. Jim Dotson, 405 Walnut Street, was present and stated he felt this property would be a good location for apartments, and he didn't believe it would be feasible for single family units. Mr.. Krushat, 222 W. Cherry Avenue, was present and stated he is the spokesman for concerned property owners on Orchard and Cherry, and presented a petition to the Commission containing signatures; of 23 residents of the area. Mr. listed the following reasons for the opposition of the zone change: 1. Spot zoning. 2, The proposed area abuts R -1 zones on the south and west sides. 3. If there is a need for R -3 zoning,, open areas not already developed should be considered. 4. Property owners feel that the proposed rezoning will'. lower property values in the area and possibly raise the taxes. 5. Complication to what is considered to be an already existing hazardous parking and traffic situation. Mr. Woodards, 418 Orchard Avenue; Mr. Ken Talley, 424 Orchard. Avenue; Mr. George Burt 414 Orchard Avenue; Mr. Annecchini, 306 W. Cherry Ave.; Mr. Ben Dohi; 310 Fair Oaks Avenue; Mrs. Rosemarie Woodards, 418 Orchard.Ave.; Mrs. Schlais, 301 Fair Oaks Ave.; Mrs. Marie Burt, 414 Orchard Ave., Mrs. Rodriquez, 216 W. Cherry Ave, Mrs. Agueda, 423 Orchard Ave.; Mr. Schlais; 301 Fair Oaks Avenue, Mr. Hardie Richey, 428 Orchard, and Mrs. Tillie Richey, 428 Orchard St., were present and voiced their opposition to the zone change being granted. No further discussion for or against the proposed zone change, Chairman Moss declared the hearing closed. After discussion by the Commission, the following action was taken: RESOLUTION NO. 71 -192 Z A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION RECOMMENDING DENIAL OF AN.AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS PROVIDED BY CHAPTER 4 ZONING, ARTICLE 21, OF SAID CODE. II On motion of Commissioner Bowles, seconded by Commissioner Nunes, and by the ollowing roll call vote, to wit: AYES: Commissioners Bowles, Nunes, St. Denis, Schultz, Strother and Chairman Moss NOES: None ABSENT: Commissioner Porter The foregoing Resolution was adopted this 16th day of February,. 1971 CHAIRMAN MOSS DECLARED A FIVE MINUTE RECESS. THE MEETING WAS RECONVENED AT 8:50 P.M. WITH ALL MEMBERS PRESENT AS SHOWN ON ROLL CALL, PUBLIC HEARING - REZONING CASE NO. 71 -45, ADJACENT TO GREENWOOD MANOR, R -A -B -3 TO R -1 DISTRICT (GREENWOOD), 336 Planning Commission, 2 -16 -71 Page 4 Director Gallop reviewed some of the history of this particular parcel of land advising that it was originally approved for subdivision under Tentative Tract Map No. 273 in 1966. The Tract has been known as "Greenwood Manor" and was originally subdivided by Mr. Wood, however, the property has changed hands and Mr. Greenwood has bought the property with intentions to continue the development approved by this subdivision map. Upon being assured by Director Gallop that public hearing for Rezoning Case No. 71 -45 had been duly published, posted and property owners notified, Chairman Moss de- clared the hearing open. - Mr. Kenneth Schenck, 375 Coach Road, advised it was his feeling that further development of this subdivision would increase the hazard they already have on Coach Road as far as drainage is concerned, and he didn't think any further development should be approved unless a drainage plan is established that is capable of handling the water. Mr. Robert Bramlage, 424 Greenwood Drive stated he is opposed to further development because of the fact that there are a lot of children in the present development and there is no park or any place for them to play except in the streets. He further stated he felt if the rezoning is allowed, a park should be put in immediately. Mr. John Silva, 1155 Flora, stated he is opposed to the change. Mr. William McCann, 428 Tanner Lane, stated he felt that the development would create traffic problems; that there is already a traffic problem on Newsom Springs Road and until this situation has been taken care of, he is opposed to the rezoning. Mr. Wayne Fielder, 428 Greenwood Drive, stated he is opposed to the R -1 zoning. Mr. Gerry Thornstrom, 411 Greenwood Drive, stated he would not oppose the tract but felt that the Commission should con- sider the traffic and drainage problems, and also the problem of access, in that the narrow road is very hazardous. He also pointed out that there is no park and there are approximately. 150 children in the three street area, and that the proposed de- velopment would add possibly several hundred more children. He believed that the Commission should stipulate an area for development of a park. Mr. Bob Goulart, 801 Opal Drive, stated that if the development goes in two streets at a time, the city will never get land for a park in this area. On a larger development such as this, property for a park will be donated to the City. Mr. Lowell Kraatz, Hillcrest Drive, stated he was the engineer for the develop- ment of the plan and he felt that the orderly development of the area would solve problems concerning traffic flow and drainage. He stated there is very little drain- age water to Coach Road and the rest of the water will be drained to the creek. There are provisions for a park which will be developed as part of the development of the tract, and the traffic problem will be solved by opening Portal Avenue at a future date. Mrs. Robert McLain,. 1204 Huasna Road, stated she would oppose that strip in the back of her property being rezoned. Mr. Ad Wood stated he is in favor of the zone change, and that he is familiar with this development and what is planned for the future. He advised that in 1962 the development was started in increments, and the requirements at the time they started the development called for widening two roads, and widening Coach Road to 84 ft. At the time the tract was started there was not a requirement for the park program, however, in the development provisions were made for approximately five acres to be devoted to the park system. Mr. Wood pointed out that the plan had progressed according to its original concept. Mr. Bill McDonald, Myrtle Street, pointed out one consideration should be the fact that Greenwood Manor is on septic tanks, and additional development could create a major problem in the area. Director Gallop advised that this area is in the proposed sewer district, and will be sewered when the new district has been formed, and is being engineered at the present time. Mrs. Kay Carmichael, Halcyon Road, stated she is in the real estate business and pointed out that there is a desperate housing shortage in the area, and there is nothing to offer the people coming into the area to live. No further discussion for or against the proposed rezoning, Chairman Moss declared the hearing closed. Commissioner Nunes advised he would like to recommend that the Planning Commission call for a study session with the City Council to discuss the various holding zones and the idea of green belts along the- creek, and perhaps establish- ing a pattern. After discussion, on motion of Commissioner Nunes, seconded by Commissioner Bowles, and unanimously carried, that a decision on Rezoning Case No. 71 -45 be held over to the meeting of March 16th, and that a study session be re- quested with the City Council at the next regular meeting of the Planning Commission on March 2, 1971. Planning Commission, 2 -16 -71 PUBLIC HEARING - REZONING CASE NO. 71 -46. NORTH ELM .STREET H -S TO R -3 DISTRICT CARMICHAEL Director Gallop advised that the petitioner is requesting rezoning from Highway Service to R -3 District of a parcel of property which is located directly north of the old Shell Service Station at the northwest corner of Grand Avenue and North Elm Street. The two properties immediately north of the subject property are developed with duplexes, and the property directly east and across North Elm Street is developed with two fourplexes. He also noted that this property was originally zoned R -3 prior to the adoption of the current zoning map. Upon being assured by Director Gallop that public hearing for Rezoning Case No. 71-46 had been duly published, posted and property owners notified, Chairman Moss declared the hearing open. Mr. Jack Carmichael, 433 So. Halcyon, petitioner, was present and spoke in favor of the rezoning, stating that the-change to R -3 would be compatible and consistent with the developments surrounding . this property. No further discussion for or against the proposed rezoning, Chairman Moss declared the hearing closed, and,the following action was taken: A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION RECOMMENDING AN.AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS PROVIDED BY CHAPTER 4 ZONING, ARTICLE 21, OF SAID CODE.' RESOLUTION NO. 71 -193 Z the foregoing Resolution was adopted this 16th day of February, 1971. Page 5 On motion of Commissioner Strother, seconded by Commissioner St. Denis, and by the following roll call vote, to wit: AYES: Commissioners Bowles, Nunes, St. Denis, Schultz, Strother and Chairman Moss NOES: None ABSENT: Commissioner Porter TENTATIVE SUBDIVISION MAP NO. 415 Director Gallop advised the property . is approximately five acres, lying immediately west of and adjacent to Tract 161 and Brighton Avenue extension west of North Elm Street, and that this property had been petitioned for R-G zoning a month or so ago. The developer proposes 20 lots, this is existing R -1 zoning, and all lots fall within the requirements. He indicated there were no particular problems involved insofar as the subdivision development is concerned. He further indicated that, with the exception of utilities which have set out what they need for easements, there is one public utility easement requested by the power company between lots 3 and 4. The corner lots should be brought up to 70 ft. width. The ponding area will be on the property adjacent and west, which is Mr. Lancaster's property, and the City has asked that an agreement be furnished from Mr. Lancaster to the City to this arrangement. II Mr. Lowell Kraatz, engineer on the development, stated he would. like to make some comments on the staff recommendations as follows. Public Works recommendation #2 calls for a 6° ' water line to be insta.11ed.from the easterly end of Brighton in Tract #161 westerly to connect with the existing water line in Tract 109, and it was his feeling that the property owners of this vacant property should put that line in when they develop the property. Director Gallop advised that the Public Works Director felt that the line should be looped. in order to maintain pressure. He also pointed out that approximately 300 ft. would be bonded to those owners of the undeveloped property, so.that when the property is developed the petitioners would be repaid. Mr. Kraatz stated, with regard to the recommended 5' parkway between the curb and the sidewalk, they would like to request that the sidewalk be- adjacent to the curb, the point being that they will have fire plugs and street lights in the side- walk area. Director Gallop advised that the requirement could be changed to a 5 °6 sidewalk from the back of the curb, which would be the full depth of the drive apron. He indicated that this would have to be subject to Mr. Anderson and Mr. Kraatz resolving the matter. Mr. Kraatz also requested that the street name spelling be corrected to "Corona Del Terra ". 3 °37 338 Planning Commission, 2 -16 -71 Page 6 After further discussion, on motion of Commissioner St. Denis, seconded by Commissioner Strother, and unanimously carried, that the Tentative Subdivision Map #415 be approved in accordance with staff recommendations dated February 11, 1971, and subject to agreement on the sidewalk and placement of light standards and fire hydrants. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 9:55 P.M. ATTEST: „&' ,z° Secretary l Chairman 1