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PC Minutes 1970-04-071 Planning Commission Arroyo Grande, California April '7, 1970 The. Planning Commission met in regular session with Chairman Moss presiding. Present are Commissioners Combe, St. Denis and Strother. Commissioners Kane, McMillen and Porter are absent. Also in attendance are City Administrator Butch, Councilman Wood and Planning Director Gallop. MINUTE APPROVAL On motion of Commissioner Strother, seconded by 'Commissioner St. Denis, and unanimously carried, the minutes of the regular meeting of March 17, 1970 were approved as prepared. PROPOSED LOPEZ CONTINUATION HIGH SCHOOL Director Gallop directed the Commission's attention to the Parks and Recreation Commission minutes of April 6, 1970, and referred to the two motions on Page 2 regarding:(1) adoption of the site, and (2) the conditions the Parks and Recreation Commission recommended for consideration if the lease is approved. The pro- posed indicated on the map, is located adjacent to the south property line and immediately west of the improved park area, with access to the site from Ash Street west of the ponding area. The proposed building would consist of 9 prefab units, 10' wide and 60' long, set on a concrete buttress, and the structure itself is self- contained. The proposal would be for sewer and water service coming up on the well service road. Director Gallop advised that during the discussion by the Parks and Recreation Commission, there were three other alternate sites recommended. One would be immediately behind the Corporate Yard, which would be quite low and is being used presently by the City for fill purposes to bring it up to the Corporate Yard grade. The second site was proposed on Ash Street just above the Baseball Complex, and the third site was immediately west .of the drainage basin, which is presently in strawberry fields. Both Ash Street. sates,, 4ve..sewer problems as far as connecting to the City sewer system. COMMISSIONER PORTER ENTERED THE MEETING Director Gallop pointed out that one of the favorable considerations of the pro- posed building is that if the building were to remain or to be removed, water and sewer service would be available, and thepark master plan calls for a permanent sanitary facility at that location. He advised that the school proposed a five year lease subject to renewal by both parties, or termination by either party. The recommendations of the Parks and Recreation Commission to the City Council were that if the lease is culminated that the following conditions be considered: 1. All utilities to be placed:underground. 2. Existing chain link fence on south property line be extended westerly on the property used by the school facility, and thence northerly to a point on the access road... 3. The parking area and access road to be paved with A.C. paving with adequate base, with a 30' right -of -way measured from the chain link fence and 24' travel section. Maintenance of parking and access road to be the responsibility of the School District. 4. Exterior doors be provided to the two restrooms, and an agreement formulated for the use of said restrooms. 5. Request that the building be reverted to the City upon termination of the lease, and if this is not possible, then the City to have first option to negotiate for the purchase of the building, and that any funds derived from the'lease be placed in an=Encinas Bonitas Park Development Fund, 6. The lease to be made for not more than fi.ve years, subject to a reasonable extension upon agreement of both parties or cancellation by either party. 7. All site improvements other than building to revert to the City upon termination of the lease, and any structural requirements for the school not useful to park development be removed by the School District upon termination of the lease. 8. Any signs or signing of the school be approved by the Parks and Recreation Commission prior to installation. Mr. Miles Wimp, Principal of Lopez;,Continuation High School, was present and explained the reason the school is movin41- E .;. because the present site is inadequate. The facility consists of only four small two restrooms, encl school cannot offer the number of courses they wa.,u:l;d =1 iike to because of the limited size of the faci 1 ity. With regard to the foiir'T,000ble sites,' Mr. Wimp advised that the 277 278 Planning Commission, 4 -7 -70 Page 2 School District faces a problem of development cost and that as far as any area in the park is concerned, one area is no better than the other except for development costs. Chairman Moss referred to the General Plan and inquired as to how much of this 40 acres is designed for park development. Councilman Wood stated that the Parks Depart- ment was given the property on a temporary basis only for park development. He stated that the City Council has never decided how the land is to be used. They recognize there are many uses the City is going to need over the years. The basic need is that of the Corporate Yard on the entire back of the property. The property also provides our water and drainage, and eventually we will need a training area for our Fire De- partment. He stated that there is no master plan laid out as to how this land is going to be used and until such a plan is developed, the Council cannot say how the property is going to be used. Chairman Moss asked Director Gallop what his feelings were on the.objection to the proposed site because it would cut the park in half and hinder further park develop- ment. Director Gallop said he felt that the park development could continue around the facility either from the east to the west, or from the baseball complex on the west to the east. Commissioner Strother stated it appears that if this school building is not in this particular location, the park could be expanded without any movement of straw- berry fields, or purchasing of berry crops, and he suggested securing an estimate of costs and setting up.a feasi.bil.i.ty study on the other suggested..al•ternate'sites. M.r.. Wimp stated they did an estimate of cost on the one site and felt: it would cost around" $5,000 to develop. Director Gallop advised : that if finances are ava.i l ab l e and ,the, P.a rks and Recreation Commission wishes to continue with park development9 be done by starting at both ends of the 27 acres. He also pointed out that the City is committed two years on the park development for any foreseeable budget funds for completion of the baseball complex. Commissioner Strother stated that he felt this school is doing a fine job for their students and everyone wants to see the school expand, however, he felt that this particular area would be the cheapest for the City for "expanding,its park area, and it was his feeling that another location could be found for.the "facil'ity near or equal to the cost of the proposed site. After discussion, on motion of Commissioner Strother, seconded by Commissioner Combe, and carried, that a recommendation be made to the City .Co•unc i l that the School District seek a more appropriate location for the Lopez Continuation School. PUBLIC HEARING - REZONING CASE NO.: 69 -36 (GOLDEN WEST HOMES', ;INC.) Director Gallop pointed out that this is the first rezoning for Planned Develop- ment the City has had in the four years that this District has been on the books, and that the Subdivision and the zone change must be processed simultaneously according to the Ordinance requirements. The subdivision has been processed. under both optional design standards within the Subdivision Ordinance and. the P -D District requirements of the Zoning Ordinance. The Subdivision Review Board met and the results of their findings are in .the staff report, dated April 3, 1970, consisting of recommendations for consideration. Mr. C. L. Martin, representative of Golden West „Homes,,, Lnc.,1 Developer, was in the audience, and gave a presentation of the planned development. He advised that the development is primarily for retirement people from the metropolitan areas, and these people generally take exceptional pride in thir home Upon being assured by Director Gallop that the. Public Hearing. for Rezoning Case No. 69 - from RA -B3 to P -D and R -1, had been duly published and property owners notified, Chairman Moss declared the hearing open. Mr. Clair Hohensee, 648 Gaynfair Terrace, and Mr. L. Duni 649 Gaynfair Terrace, stated they were opposed to these small'homes being built adjacent to their own. Mr. Jack Johnson, 998 Magnolia Drive, inquired as to the restriction of the 45 year old age limit on purchasers, as well as the 16 year, old age limit restriction on children, stating this was discriminatory. Mr. Martin advised anyone who buys a house, buys it subject to restrictions and covenants, and that these covenants and restrictions are recorded. Director Gallop advised that Federal discrimination laws apply to color, race and religion and that discrimination as., far .as age is concerned is perfectly legal. Planning Commission, 4 -7 -70 Page 3 . ,Mr. McCarthy, 1012 Magnolia, stated he felt a specific age group such as this could make school bonds, etc. double for that section of the City. Director Gallop advised that the school bond election is throughout the whole district and not within any one recognized area. Regarding some discussion on traffic problems in that area, it was pointed out that Magnolia is the only street that will enter from the east side of the development, and exits will be on Elm Street and also on The Pike. Director Gallop advised that the main entrance to the development is off of The Pike. Director Gallop pointed out that whether this subdivision goes in or some other subdivision, this property is going to be developed some day and the next developer may build a spec. house, and ask that Sycamore be continued into the tract, and it would be difficult to deny it under a conventional subdivision. Commissioner Strother advised that this is a planned development,. not just an ordinary subdivision. Director Gallop explained some of the conditions of the planned development, such as a park of one acre in size and deeded to the city; all utilities are to be placed underground; they will be required to put in curbs, gutters and sidewalks, and street lights, and that the only real basic difference is that there are more homes per acre. Mr. Johnson inquired about the variance on the one car garage, Director Gallop explained that not all houses will have one car garages; some will have two car garages, but in every case there will he room to park at least two vehicles off the street. For the :.benefit of 'the audience, Commissioner Strother read a list of the conditions pro- ' posed by -the Subdivision Committee. Mr. Bob Gulart, Valley Gardens Tract, asked if this tract: would be built com- pletely and then sold. Director Gallop advised that the tract will not be built as a tract of houses and then sold; that they are sold and then built. Mr. Jack Green, 670 Elm Street, asked for some clarification as to what is going to be done on Stevens Street. Director Gallop advised they had tried to reach Mr. Green several times this week to see what he had in mind regarding the development of his property, which is, located adjacent to this proposed deadend street. Mr. Martin advised he would rather not have through streets in the tract because this would create an undesirable traffic pattern for the tract, and the reason they drew that street into a deadend was to provide one more lot for building, but he had no objection to a cul -de -sac. Commissioner St. Denis advised that he, Commissioner Strother and Director Gallop went to Watsonville to review a similar development and they spent quite a bit of time looking at the homes that were in the stages of being built, and also some that have been lived in for about a year. They found the homes very well kept up, and he felt they were a nice addition to the community. Commissioner Strother stated that when ,he looked at the tract, in Watsonville, this convinced him that it would be something that would'serve a purpose and would not be detrimental to, this City, and would probably bring in some good useful citizens. He felt that if we are going to build a city we have got to have houses that do not cost $25,000 or $30,000, and also we have got to be sure that.these houses are well built,and good looking. He pointed out that people at the retirement age generally want . a small place so they are not tied down, and that with the trees being planted by. the City, and with the park area, and getting in a class of people will take care of their homes, he.felt this would be a satisfactory subdivision. Chairman Moss stated that, in his opinion, with regard to the Zoning Ordinance and the Subdivision Ordinance, he did not think this Commission could approve the.sub- division because under the P -D District it states that single family developments of less than 10,000 square feet can be reduced provided the area of reduction is devoted to common area, open space, green belt or other recreational uses. The Subdivision Ordinance states "As an incentive to creating better overall communities, the Planning Commission may authorize deviations of up to 75% reduction in lot size but with no increase in density in the overall development." With regard to setbacks, it states building setbacks shall be required at least as great as the applicable requirements. Chairman Moss stated that, with the two Ordinances combined, he did not see how this could be approved at this time unless the Ordinance is changed. Director Gallop advised that the Planning Commission can make and recommend any variance to any requirement within the Subdivision Ordinance. The P -D District has two sections. The first section pertains to the development of a P - D District, if it is zoned prior to - development. If a developer comes in and submits a map, then the who 279 280 Planning Commission, 4 -7 -70 Page 4 second section of the P -D District takes over and not the first section, and variances may be granted by the Commission. There are provisions for the Commission or the Planning Director to require mandatory front yard staggered setbacks. The one area where there is a question, it was pointed out that this has a potentially higher density than R -1, but not more than R -2. We are talking about people per acre rather than households per acre. Chairman Moss stated he felt it is this Commission's duty to uphold the City's ordinances. Director Gallop advised that the public hearing is on the Zone Change to the P -D District and that in approving the Zone Change, you approve the planned development plans. No further discussion for or against the proposed Zone Change, Chairman Moss declared the hearing closed. With regard to Page 3 of the Subdivision Committee Review Board's recommendations dated April 3, 1970, the following action was taken: Page 3, Para, 2 The majority of the Commission agreed to the 40' .jots. Page 3, Para, 3 52' sidewalks was corrected to 5' sidewalks. Page 3, Conditions for Commission Consideration Item 1 - The Commission was in general agreement to the cul -de -sac as shown on the map overlay for the west end of Steven Court, Item 2 - The Commission was in agreement that Gregory Lane be extended through to Elm Street, providing the City Engineer feels it is safe, Director Gallop advised that with Gregory Lane being extended' through to Elm Street, the condition for the 4' wall and pedestrian walkway would be eliminated, however, if it is determined that Gregory Lane did not extend through to Elm Street, the requirements of the wall and walk should be required. With regard to the Variances listed in the last paragraph on Page 3, Director Gallop advised that in view of the fact that this Ordinance was drawn up - over four years ago and has not been amended, and because of the many changes in housing costs and development methods, these variances would be in order. He advised that this Commission and the City Council has a right to vary any conditions within any of these Ordinances if, in the approval, they feel that the ultimate development is to the benefit of the area and the City, and may also make any requirements they feel are necessary. Chairman Moss maintained that the Commission has to go by the Zoning Ordinance. There was some discussion as to whether the Subdivision Ordinance, which re- quired a 2/3 vote of the Commission, or the Zoning Ordinance requiring a majority vote of the Commission for approval was required. The Planning Director pointed out that this was a Rezoning hearing and, therefore, a majority of the Commission would be required, or four affirmative votes. After discussion, the following action was taken: RESOLUTION NO. 70 -1.60 z• On motion of Commissioner Strother, seconded by Commissioner St. Denis, and by the following roll call vote; to wit: AYES: Commissioners Porter, St. Denis and Strother NOES: Commissioners Combe and Moss ABSENT: Commissioners Kane and McMillen the foregoing Resolution was defeated this 7th day of April, 1970. , o i r i v i b A RESOLUTION OF THE CITY OF ARROYOGRANDE PLANNING COMMISSION' ": - RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDEAS PROVIDED BY CHAPTER 4 ZONING, ARTICLE 21, OF SAID CODE; • Planning Commission, 4 -7 -70 Page 5 Mr. Martin was advised by the Chairman of his right to appeal, the decision to the City. Council within ten days: PUBLIC HEARING - PROPOSED STREET NAME CHANGE — VALLEY ROAD, FROM TRAFFIC WAY WESTERLY OF VALLEY ROAD HIGH SCHOOL CAMPUS. TO "FAIR OAKS AVENUE" Upon being assured by Director Gallop that the Public Hearing for the proposed street name change had been duly advertised and property owners notified, Chairman Moss declared the hearingo'pen. Director Gallop advised that this proposed street name change is recommended based on the extension of Fair Oaks Avenue across the creek into an intersection with Valley Road, and has been proposed to be changed to Fair. Oaks Avenue when the road is completed. The change would not affect that portion of the road south of the 90 turn by the High School, and will not affect the house numbers. No discussion for or against the proposed street name change, Chairman Moss declared the hearing closed, and the following action was taken: RESOLUTION NO, 70-161 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING CHANGING . THE NAME. OF VALLEY ROAD FROM TRAFFIC WAY WESTERLY TO THE VALLEY ROAD HIGH SCHOOL CAMPUS, TO "FAIR OAKS AVENUE "., UPON COMPLETION OF THE EXTENSION OF FAIR:. OAKS,•AVENUE,.. On motion of Commissioner St, Denis, .seconded, by:.Commissioner Combe, and by the following roll call vote, to wit: AYES: Commissioners Combe, Porter St :Denis, Strother and Moss NOES: None ABSENT: :Commissioners Kane and McMillen the foregoing Resolution was adopted this 7th day .of`.` April, . 19 70.' PUBLIC HEARING PROPOSAL TO.NAME THE UN-NAMED STREES'.I,N THE ; HI LLI KER AND WOODBURY TRACT OFF OF TALLY HO; , ROAD: The Chairman combined .the,three public heariings to name th un -named streets within the City of Arroyo. Grande off :of, .;Tally ,.Ho Roa'd, Upon being assured byDi Gallop that the Public Hearings for. the pro- posal to name the un named streets' off of Tally Ho Road , the 'Hi l l i ker and, Woodbury Tract had been duly advertisecrand,_property owners notified, Chairman Moss declared the hearing open,. Director Gallop advised that these three streets are all paper streets and they are traveled ways. .' They are not part of theCity street system but they are used as public roads and they have never been named so far as he could determine, however, the names "James _Way" .and ; "Canyon ,'Lane" have been used on two �f. the • st.reets for a number of years.; He also advised that no written comments or telephone calls . had been received on any of the proposed names, Jean Frisby, .'res;i dent of , Canyon Lane;, the reason for changing "Lane" to "Way ", Director Ga1 lop advised , that, according: to the Ordinance on the suffix on streets, ",Lane" runs north and south, and "Way" runs east and west, Director Gallop advised that there have been 7 lot 'spills i in this area, two building permits issued, and several more :in 'the .planning stages and, therefore, the streets should have proper identification., No further discussion for.or a:gainst.':the pr.oposetLstreet. naming, Chairman Moss declared the hearings closed, .and the fo'l lowing,act.ion was ,taken: RESOLUTION NO., -70 -162, ' A RESOLUTION OF THE PLANNING COMMISSION OF THE-CITY OF ARROYO GRANDE' RECOMMENDING ;,T,HAT ;THE UN. NAMED STREET RUNNING WESTERLY HOFF OF' TALLY. HO ROAD , BETWEEN. : 'LOTS.. jL AND 15 OF THE HILLKER AND WOODBURY TRACT BE OFfl CIALLY NAMED "JAMES .WAY "', 2 1 282 Planning Commission, 4 -7 -70 Page 6 On motion of Commissioner Combe, seconded by Commissioner Strother, and by the following roll call vote, to wit: the foregoing Resolution was adopted this 7th day of April, 1970, AYES: Commissioners Combe, Porter, St. Denis, Strother and Moss NOES: None ABSENT: Commissioners Kane and McMillen RESOLUTION NO, 70 -163 A, RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE UN -NAMED STREET RUNNING WESTERLY OFF OF TALLY HO ROAD BETWEEN LOTS 16 AND 17 OF THE HILLIKER AND WOODBURY TRACT BE OFFICIALLY NAMED "CANYON WAY" On motion ,of Commissioner Porter, seconded by Commissioner St. Denis, and by the following roll call vote, to wit: AYES: Commissioners Combe, Porter, St. Denis, Strother and Moss NOES:. None ABSENT: Commissioners Kane and McMillen the foregoing Resolution was adopted this 7th day of April, 1970, RESOLUTION NO. 70 -164 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY'OF ARROYO GRANDE RECOMMENDING THAT THE UN -NAMED STREET EASTERLY OF LOT 6 IN THE HILLIKER AND WOODBURY.TRACT WHICH RUNS WESTERLY OFF OF TALLY HO ROAD'.BE OFFICIALLY NAMED "RIDGEVIEW WAY" On motion of Commissioner. Combe, seconded by Commissioner St. Denis, and by the following roll call vote, to wit: AYES Commissioners Combe, Porter, St Denis, Strother and Moss NOES: None ABSENT: Commissioners Kane and McMillen the foregoing Resolution was adopted this 7th day of, April REVIEW OF PRESENT REQUIREMENTS FOR 'HOUSE. MOVING , W ITHIN THE,. CITY Gallop advised that this matter had been referred to the Planning Commission by the City Council, At the present time .. there are no regulations other than the house must first be inspected and found to either meet the code or be . brought to code. This request is a result of the recent moving of a house within the City and, upon inspection, it was found to be close to code and could be brought to code. There can be problems in house moving, not because the house is substandard, but because of moving the house into a particular neighborhood. He advised that many cities require a house moving permit and some require that -a lot be posted to moving a house in, indicating where the house is being moved from and where it is being moved to. He pointed out that we don't have too many of these cases; maybe one every 4 or 5 years. Director Gallop was requested to draw up some requirements for the Commission to review. ADJOURNMENT There being no further - business. before the.meeting was adjourned at 10 :30 p.m. Chai