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PC Minutes 1990-01-30Arroyo Grande Planning Commission January 30, 1990 The Arroyo Grande Planning Commission met in special session at the South County Regional Center with Chairman Carr presiding. Present are Commissioners Moore, Brandy, Soto, Flores and Fischer. Commissioner Gallagher is absent. Also in attendance are Planning Director Liberto - Blanck, Long Range Planner Bierdzinski, City Attorney Skousen, and Lloyd Zola, General Plan Consultant from Planning Network. CONTINUED PUBLIC HEARING - UPDATE AND REVISION OF THE CITY OF ARROYO GRANDE LAND USE, HOUSING, OPEN SPACE AND CONSERVATION ELEMENTS AND DRAFT ENVIRONMENTAL IMPACT REPORT (CITY OF ARROYO GRANDE.) Chairman Carr advised that this is a continued public hearing, and outlined the process to be followed on the continuation of the general plan process. He stated the Coa wil l be dealing in some detail with a number of issues that have previously come up. Long Range Planner Sandra Bierdzinski welcomed the members of the audience to the second hearing of the Planning Commission level on the general plan update. Ms. Bierdzinski briefly reviewed the staff .report and explained the documents located on the back table for the public's information. Ms. Bierdzinski also referred to a memorandum from John Sanders, Ag. Program Supervisor for the State of California, dated November 30., 1989 regarding a study on pesticides. Lloyd Zola, Consultant, spoke regarding the Land Use Element._ He stated the first issue is related to the designation of agricultural areas. In response to comments at the last meeting, Mr. Zola stated :there are two recommendations staff would like to make. First of all, there were a number of different letters from property owners on the north side of Cherry Avenue, an area that is designated agriculture in the general plan, showing one unit per 10 acres. The zoning is RA -B3, which is inconsistent with the general plan designation Ag. /1 dwelling unit per 10 acres. The recomrmendation .would be to take that area along the north side of Cherry and designate it for residential development at about 1 unit per 1 -1/2 acres, giving the Commission the option:of continuing that designation all the way east to the creek. He noted there are two.small parcels encompassing about 6 acres both designated and zoned agricultural in between. If the Commission agrees with the proposed designation staff recommends going all the way east to the creek. He stated the second issue is regarding the -prime agricultural land located along the southern margin of the City south of the high school and also east of the freeway. The request on the west side, south of.the high school, was to identify a residential category rather than agriculture. Staff recommends a category with a designation of 1 unit per 1 -1/2 acres. This is the same density.allowed under the._existing.general plan. Mr. Zola pointed out that the-time for discussion of individual category designations of residential areas would be when.residential categories are discussed. There was significant. testimony. at the last meeting and numerous letters received regarding the senior shousing category. He provided a description of five different types of :senior_ housing. The recommendation is that independent living be treated essentially:-the same as other types of housing; those policies are in - the general plan now. A density bonus would be restricted independent living complex as it is identified in the policies. He permitted for age restricted independent living complexes, as it is identified in the policies. He stated when we get into some - of the other kinds of uses, such as congregrate care, convelescent -home, or.the-nursing care and assisted living, the recommendation will be that those be multiple areas, as well as commercial and office areas, in the public facility category, and then regulated.through the conditional. use permit procedure._ With reference to the Alder House, staff's recommendation a senior facility Parkview Manor Senior Apartments on Elm Street;- has.requested to be shown as Senior Housing, and staff - Comments. were regarding the Arroyo Grande Care Center on Farrol.l Avenue, which is within an area. designated "Office ". The proposed policies would permit the requested use subject to a conditional use-permit. . is.the McMullen site_, which would also be designated Senior Housing.. In summary, Mr. Zola stated that the senior .facilities in terms of congregate care, assisted living, and essentially the nursing home situation would be permitted within the multiple family areas, commercial and office areas, as well as within public facility designations. 1 127 12. Arroyo Grande Planning Commission, 1 -30 -90 Chairman Carr advised that the first area of the land use element issues is agriculture, and public testimony will be taken on that issue. John Willbanks, RRM Design Group, stated he represents the 60 acres located south of the high school (letter #32 in the packet). He stated that the designation of the 60 acres as agriculture is inappropriate, not only in light of the policies that have been proposed as part of the general plan update, but also in light of the actual feasibility for agriculture on that property; it clearly is not an agricultural viable parcel. Taking into account the condition ' of the property, the applicant has requested that the Commission consider a residential designation for the property. He stated there is an application pending on the property for a general plan amendment, and ultimately a residential project on the project that is of a density of approximately 2 -1/2 units per acre, and they believe at that level of density they can accommodate some of the other concerns that have been highlighted and identified in the general plan and existing setting report, such as the affordable housing issue and some of the infrastructure and transportation improvement needs in the vicinity. He pointed out that density is directly related to the ability to provide affordable housing, and off -site improvements that can be a benefit to the surrounding community. Mr. Willbanks stated that this project will also include a land exchange with the school district that will enhance the access to the property and improve the school district's configuration in terms of their land holdings. He stated that as a part of their application they are preparing an EIR, and they hope it will answer some of the concerns regarding resources. He stated they believe there are ways to seek solutions that can allow a project of a greater density than the staff is recommending to the Commission. At this time they feel that 1 unit per 1 -1/2 acres is on the excessively low side. Mr. Willbanks requested that the Commission consider their request for a residential designation on the property with a density consistent with other properties that are of a similar topography, location, soil type, and so forth which, based on their review of the Existing Setting Report, is about 1 -1/2 units per acre. Mr. Willbanks introduced Mr. Warren Sage, Agricultural Consultant, to respond to the agricultural viability of the parcel. Warren Sage, Sage Associates, stated he represents an environmental and agricultural consulting firm in Santa Barbara, retained by Wilma Pacific to look at the 71 acres of land that is situated south of the high school. He presented an agricultural viability report on that property, dated January 1990. He stated he has read through the draft general plan, the EIR and the Existing Setting Report. He commended the City staff and the consultant for the work that they have done; pointing out that it is obvious that a great deal of effort and research went into the formulation of the plans and the policies. He recommended looking at specific parcels of land, stating there are a number of factors dealing with agricultural viability. Some of the policies in the general plan represent areas designated for general agriculture, based on the fact that these are viable agricultural entities. He presented copies of his report, stating he looked at a number of factors that determine agricultural viability. Viability is not just determined by soil types, even though that is a major factor in determining whether or not a parcel is viable. He looked at access for farming equipment; accessibility of the potentially farmable areas; and noise impacts from farming equipment adjacent to the high school and school administrative offices. Additional items considered were soils based on the U.S. Department of Agriculture's soil survey; water availability; flood hazard; pesticide uses; and eligibility of the site for Land Conservation Act status. In conclusion, he stated they also looked at the regional land use in the area, with the high school and a church on one side, a mobile home park and Falcon Ridge Estates on the south side, which were also evaluated in terms of viability. The overall conclusions came out that both for the project site, as well as for the high school exchange land, the overall viability was very low, and the primary reason for this low viability was access. Jim McGillis, speaking as a citizen of Arroyo Grande, stated he moved here over 30 years ago and he has a very personal interest in the City. He stated that the Commission is not doing a thorough job because large areas of the City are being zoned for either agricultural or single family when those areas couldn't possibly be agricultural areas. Mr. McGillis indicated that future Commissions and City Councils are probably going to change that, and they will have a more difficult time making those changes because the planning wasn't done now. We keep saying we can't plan those areas because we don't have water; but water is a resource that you use to control the timing of growth; not a general Arroyo Grande Planning Commission, 1 -30 -90 plan. The general plan should reflect what we see as the quality of life issues, and I don't see how you can say you are doing your job if you have large areas of the City marked agriculture, such as the one behind the high school, the one south of town, on the other side of the freeway, the strawberry fields; they are not going to be agricultural. He urged that the City be planned properly, and then worry about a Resource Management Plan that would allow the growth to take place on a time table that would preclude us from.running out of any resources. He urged the Commission to plan our City for the quality of life that we have enjoyed over the last 30 years. and, hopefully, for the next 30 years. Ella Honeycutt, 560 Oak Hill Road, stated that with all the people moving to California, land is needed. to_ grow food to feed these people. The coastal farmlands are disappearing, and the City has an opportunity at this time to come up with a plan. When the hills were being subdivided, we should have done something then, but we didn't;. we have_strawberry fields_now that are within the City that eventually will be subdivided:: - Now, :-how •can we keep our prime farmlands in production? Many areas throughout the state are keeping their land in production. This Council and many_ Councils before should be commended because they have kept the land in. production. .She. urged•that we come up with a plan which encourages transfer_of. densities. She stated that the City has to keep some land for food production: or .we are going to be a- mighty sad community 20 or 30 years fram now:. ..:Let's_ find a.plan. that is equitable to the farmer who wants to farm; he is the forgotten man. in this battle. Also, lets help the man who wants to get out of. farming; it's time we quit. talking and start doing. She continued that the City needs some senior retirement housing; why not give some units on some of this_:land., .more.than: they. are entitled to, then have them buy the development rights of.f_ the. farmland. With regard some of the lands that are being impacted with pesticides,__let's do some density transfer and get some senior housing. She.stated she is sure:we can-get the pesticides concerns under control, and she is sure_:we__don_ want- farmers'-. water taken just so people can move into the area. She stated we_have a viable industry;-the vegetable industry in San Luis Obispo County :_a._coup :le :.of years ago-was 89 million dollars, and it is more than that now. She urged the City to take a good hard look at the industry; use density transfer;: and.get some money into the community because there are people in .the :State _that are: willing •to farm. Ann Steele, stated she_is strongly opposed to the use of harmful chemicals within and near housing and families., and children yet to be. She stated that, on the other hand, farmers have :: a very important position in our community as part of culture and part _of_ our :history. She further.,stated we need to get some assistance to help the: farmers_.adjust to changing.•farming conditions and, in that way, the farmer. will :.be able to:continue farming on the same piece of land and in the same area :.__ _ There_ are ..methods;.- provisions and grants that we can assist the farmers to._farm.in a. safe :manner that would be appropriate and safe within our community', enabling us to_maintain our community in its current family atmosphere. Ron Abeloe commented on_the_ farming industry, stating that there is a lot of talk about protecting - farmers'_ water, and we need to dispel the notion that we are going to protect the farmers' water;.it-is not the farmers' water, it is the City's water because the City decides what is going to happen to that water. With regard to affordable - :housing:,::: he stated . that this City does not want affordable housing; : if_ they_did.. want : :it, they would have it. It is feasible and is being done.right_:now.in.the..City of.San Luis Obispo; it takes. some work and it takes commitment from the City and the staff. You have to trade off so it can be . done.;. aff.ordabl_e: housing: doesn't . happen until you can do it economically. . Cities ._in. participation with• private .enterprise can build affordable housing that_ is:not only_ econamically sound, but meets the affordable housing indexes. With regard_ to_ annexation, he. stated that the City has no control over the surrounding:area;.it only:receives the negative impact of what happens. If the_City.:.would areas outside of its current realm, it could control what happens there but until_ it_.does that, they have - absolutely no control over what happens; we are going to continue to receive negative effects and have no control__over. it and: :receive no ;benefit from it. He suggested that the City entertain _the_ idea of a. :growth • control ordinance so that property owners, developers and citizens: have i- a _ pretty - good idea . of what is going to happen.here. _ .He stated in.d:ookingat_ .the. - zoning map,, many times it is proposed zoning in areas .that are _al.ready 90 to 100% built out, and it is- a different zone than what it is al ready bui l.t _ out : to; and. he cannot understand the reasoning behind that. He stated there is a moratorium on R -3 property, unless you want to build it out in R- .1_and,:_in: his opinion, the City does not-have the grounds for a moratorium._ .They are:_now_proposing to.rezone all.R -3 property to R -1, and he feels this _ is wrong—. The - City should look at.- R -3 •developments on a one by 3 129 130 Arroyo Grande Planning Commission, 1 -30 -90 one basis and should make a stand on its zoning and then stick to it. He stated the City makes commitments when they zone property, and then all of a sudden decide that no one can do anything on R -3 property. He commented he is concerned about property rights and fairness. Glenn Peters stated he agrees with Mr. Abeloe and Mr. McGillis. He spoke with regard to the land zoned RA -B3 proposed for general agriculture calling for a 1 acre minimum for residences, stating that sort of zoning would be a negative that would preclude a split or any more density than there now, and he is opposed to the zoning of agriculture on Cherry Avenue. John Robertson stated he owns the property on the corner of Spruce and Ash, and inquired about the proposal. to change the zoning from R -3 to R -1. Planning Director Liberto -Blank informed Mr. Robertson that at this time the Commission is not dealing with zoning; we are dealing with general plan designations, general goals and policies for the City, and density designations. Carl Hogan, Poplar Street, stated he owns the property adjacent to Williams Bros. Market. When he bought the property it was zoned R -3, and several changes after that, then later when they applied for a building permit for two houses, the City wanted to change the zoning, and if the zoning is changed again, it will be the fourth time in 25 years and, in his opinion, that is a little too much. He requested that the Planning Commission not change the zoning, stating if a unit is destroyed, they would like to be able to rebuild. Mike McKenna, 131 Juniper Street, referred to the same area that Mr. Hogan was talking about. He read letters written by his family members objecting to the down zoning of their property at 131 and 137 Juniper Street fram R -2 to R- 1. Mr. McKenna stated since they have owned the property, the zoning has been changed from R -3 to Neighborhood Commercial to R -2, and now it is proposed to be changed again. Pat McKenna spoke regarding the same property, stating the R -2 zoning is adequate and should not be changed again. Helen Sturges stated she owns the property adjacent to the McKenna property, approximately one acre just off of Grand Avenue. She acquired the property in 1975 and the zoning was Highway Service, and the new plan shows her property at 119 Juniper as single family residential. She stated the property is approximately 1 acre with a very old house on it and it is surrounded by commercial properties and some multi - family units fronting on Poplar Street. She stated it doesn't seem reasonable to zone her property single family residential as an island surrounded by commercial and multi - family properties. With regards to future plans, she advised the most recent proposal she seriously considered is senior housing because with shopping within walking distance, it seems like a logical possibility for seniors. She asked the Commission to consider multi - family zoning for this property, or leave it as it is now. Ron Stob, owner of the Alder House, stated he is pleased with what he has heard tonignt. He asked Mr. Zola if senior housing was going to be allowed in multi - family areas. Mr. Zola advised that Mr. Stob's property would be recommended for senior designation. Jim Thalman, 307 Short Street, stated he disagrees with the down grading of zoning from R -3 to R -1. He stated that the west side of Short Street is to be rezoned to multi - family or to office, and thereby causing mixed zoning. Ed Chadwell, 290 Ridgeview Way, stated he is speaking for Margie Askeland and Sally White, and they are objecting to the unjust and unfair rezoning of their properties. He pointed out that many of the lots in the area are less than 1/2 acre, and the majority being 10,000 square feet or less. He feels it is unfair and discriminatory to put the RE 2 -1/2 acre minimum on their property. They are asking the Commission to designate R -S zoning on their property, which would be consistent with other properties in the area. Margaret Askeland, 101 Ridgeview Way, stated she owns approximately three acres on Ridgeview Way and firmly objects to the General Plan designation proposed for the property. She pointed out that this small block of property on Ridgeview Way is surrounded by single family homes on 1/2 acre parcels and smaller. The proposed zoning would result in an isolated, unfinished, dangling part of the City in the General Plan's designation. Jerome White, read a letter from his mother, Sally White, owner of the property at 250 Ridgeview Way, stating her objections to the 2 -1/2 acre zoning. He stated that the area along James Way and Tally Ho Road has been zoned for 1/2 4 Arroyo Grande Planning Commission, 1 -30 -90 acre zoning for quite some time, and properties to the east and south are 1/2 acre zoning, and they feel 2 -1/2 acre zoning on their property is inconsistent. Ronald Smith stated he owns property at 325 Alder Street, and referred to his letter dated January 11, 1990. He stated when he purchased the property in 1970 it was zoned R -3, with long range plans to someday develop the property to its maximum allowable capacity. He stated if the City's final decision is to downgrade the property to R -1 it will shatter his plans to develop the property and cause him to suffer a financial loss of thousands of dollars. He stated he wanted to go on record as strongly opposing the downgrading of his property to any degree that will reduce its value. He supported the comments made by Liz Scott Graham and Howard Mankins at the last meeting with reference to this property, encouraging infill before annexation.. Kirby Gordon stated he owns property on Camino Mercado zoned P -D, and next to his property is the proposed Manor Care facility. He stated that the three parcels on Camino Mercado were subject to Ordinance 140 C.S. and were specifically designated for senior facility uses. He requested that the planners address these three parcels because he would like to develop senior. housing facilities. He requested some response from staff so he will know how to proceed with his application. Also, he referred to an area on South Halcyon that is already served by City sewer and has its own water, and only in Plan 3 does it designate this property as single family. Annexation_of this property would not be extending the City's sewer and water service. _ In answer to Mr. Gordon's comments,_ Mr. Zola stated that annexation questions have come up and one of the major issues that the Commission and the Council went through was the question of how far does the City want to go. The direction staff was given was that agriculture. would continue in the.City and that the City would accept the responsibility of protecting those lands. The recommendation on the non -prime land to the south. was to allow the conversion to residential use. The other issue was in relation to direction on the R -3. We did not assume our direction was to eliminate all R -3 land in the City; what we took as our direction was to identify those areas in. blocks that were primarily multiple family. The direction was those areas which are already fully committed to multiple family use was to allow final infill of those area blocks which could be maintained in single family and not continue the conversion, and that is how staff understood the basic direction.. There is a good chunk of multiple family land still on the plan. The final . part .of that vision is that the City should live within its means with_the resources that it has and we should develop a plan that lives within the water we know_we have, and not develop a plan based on " maybe" getting some water somewhere_in the future. Commissioner Moore talked about keeping the land in agriculture just on the basis of agriculture, but asked about liquefaction in case of an earthquake; stating some of our best farm land could be in that category. He further stated that some people are planning to build on that prime farmland, but should not if it is going to be liquified in an earthquake. Mr. Zola stated that, if the City would decide to look at some of those agricultural lands .for conversion, we would have a whole series of other issues to consider, such as liquefaction, flooding, services, water availability, and so forth. .. _ Ernie Visser stated he is speaking on behalf of Ng & Ng Dental and Eye Care Center, who have purchased property on Dodson Way and plan_to build a dental /eye care and medical facility. They recently found out that their property is proposed for conversion'from P -C to R -1. He stated that this is the only property on Dodson Way that is being rezoned by the general plan, and the east and west sides of the property will remain in the office.category. The owners are requesting that the property remain in the P -C category or be.classified in the new "0" category. Preliminary planning has already been started on the new facility. Ron Levine, Architect for the firm of Ross, Levine, McIntyre and Varner, spoke representing the Pacific Bell Co. and their parcel of land on North Halcyon Road. He stated Pacific Bell owns two acres of land and are very concerned that the Planning Commission will continue to keep their property within the proper zoning so that the use will conform to the zoning as proposed,_and_they support staff's recommendation to the Commission. _ H. B. McCaslin, property owner at 1200 Grand Avenue, requested that the Commission accept the recommendation of the Planning.Department to classify his property on Grand Avenue from P -M to Commercial. In.doing so, he will be able 5 1.3 �1 1'32 Arroyo Grande Planning Commission, 1 -30 -90 to continue to improve the property and expand the business. He stated he would prefer leaving it as it is now, but that seems to be out of the question. Tom Bonds referred to Attachment C, Page 4, top of the page. He asked if his property on Nelson and Bridge Street will stay CBD? Long Range Planner Bierdzinski advised the recommendation is that area be shown for Village Commercial rather than Office. Ron Hodgins, stated he is part owner and Administrator of the Arroyo Grande Care Center on Farroll Avenue. He spoke regarding the need for senior housing and senior health care. He stated staff has recommended the Arroyo Grande Care Center be designated as Office Professional, which wil l include all the different types of senior housing. He reviewed the senior facilities that are currently existing in the City and density required for the different categories. Jerren Jorgensen, owner of property at 303 So. Halcyon Road, stated he has been before the Commission with his proposed tract map on several occasions. In looking at alternatives 1, 2 and 3, he stated he is encouraged by staff comments about inclusion of the uses on Office property to include a range of senior housing. He commented that this has been of interest to him for some time, and he feels there is an increasing need for this type of facility. In that regard, he stated he would like to do something nice with that property adjacent to the Arroyo Grande Hospital and provide a need in the community. He suggested that, to simplify the tract map process and to get going with this, he might consider one of the alternatives one, two or three, and make all of his property one zoning rather than leaving the strip of R -1 as the buffer to Alpine Street. Roy Burke, Burke and Pace Lumber, 971 Bennett Avenue, spoke regarding staff's concern about the lumber yard's proximity to residential. He stated the only houses are across Halcyon Road. With regard to the houses on Linda Drive they were built in the late 60's into a Commercial area. Those are the only houses in that neighborhood. He stated another concern is that in the designation, a building materials yard could be allowed in that zone. He requested that it be named as such. He further stated he does not consider his business a home improvement center or a hardware store. Marie Cattoir, 195 Orchid Lane, stated she would like to support Mrs. Honecutt statement that if our City is committed to preserving farmland, then they must also commit themselves to an equitable program that will encourage those who could sell for development to stay in production, and also to compensate 'those who for a good reason cannot stay in production. She also stated she supports the deletion of Optional Design Standards from the general plan. She stated, in her opinion, when new development encroaches upon adjacent property through right of way, that the parties encroached upon should be advised beforehand when the planning is being done. She stated there are four property owners in her immediate area, and they submitted a petition recently stating that they wished to remain RA -B3, and they are re- stating that now. It is their feeling that being in that category is just as important to the quality of life of the City as it is to save agriculture land. Heather Jensen, Executive Director of the Chamber of Commerce, stated the Board of Directors of the Arroyo Grande Chamber of Commerce are very concerned with the lack of appropriate land designated for commercial and light industrial use in the general plan proposals. She stated that, under the present proposal, Arroyo Grande is going to further develop into a two level socio - economic environment - those that have, and those that have not. The future of a desirable population mix depends on the creation of middle income employment in Arroyo Grande. She further stated it is their feeling that the City must broaden its focus beyond the present City limits in order to plan and prepare for the growth we are going to experience over the next several decades. The Chamber urges the City not to consider the term "annexation" as a foul word, but as an opportunity to have control over the destiny of the surrounding areas, and if we do not look beyond our current City limits, other jurisdictions will certainly relish the opportunity and we will lose control over what happens just across our City limit line. She commented that the Chamber would like to commend the City of the addition of Item #7 under the Land Use Element regarding "City Limit Expansion" and if, in fact, this does mean annexation, they would endorse this specific item as one to be addressed and nurtured. Hathem Dawlett, representative of Wilma Pacific, commended the Planning Commission and staff on this endeavor, stating that such an undertaking is usually done by a staff three times that of Arroyo Grande and, in his opinion, 6 1 1 Arroyo Grande Planning Commission, 1 -30 -90 they have done a tremendous job. He spoke regarding the parcel of property south of the Arroyo Grande High School and the issue of annexation, and he encouraged that the Planning Commission support staff in the undertaking of a Sphere of Influence Study through LAFCO and increasing that sphere. Mr. Dawlett also discussed affordable housing, stating that his company has been involved with several very successful affordable housing projects in California. He commented that affordable housing is a community effort and urged that some consideration be given to their proposal. Ann Steele spoke regarding handicap facilities, child care and infant care, community or block planning in case of emergencies, conservation of natural resources, air quality, possible contamination of our water supply, provisions being made to improve water storage, liquefaction, and so forth. The Commission briefly discussed farmland, annexation, possible Sphere of Influence Study, and density transfer possibilities. Mr. Zola explained the density transfer concept, pointing out that it is a difficult program to administer, but it is possible. ADJOURNMENT With regard to future meeting schedules, Chairman Carr advised that February 6th is being set aside exclusively for the general plan, and at that meeting public testimony will be limited and the majority of time will be devoted to dealing with the issues. Chairman Carr also commended staff for their efforts in this process, stating they are doing a real fine job. There being no further business before the Commission, the meeting was adjourned by Chairman Carr at 10:15 P.M- ATTEST : GUIs A Pearl L. Phinney, Secretary/ k rerif 42.1_ Robert W. Carr, Chairman 7 133