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PC Minutes 1989-12-13ARROYO GRANDE SPECIAL SESSION PLANNING COMMISSION DECEMBER 13, 1989 6 P.M. The Arroyo Grande Planning Commission met in special session at 6 P.M. with Vice Chairman Flores presiding. Present are Commissioners Gallagher, Brandy and Fischer. Absent are Commissioners Soto, Moore and Chairman Carr. Also in attendance are Planning Director Liberto - Blanck, and Current Planner Spierling. PUBLIC HEARING JERRFSI JORGENSEN TENTATIVE TRACT NO. 1401, CREATION OF THREE PRUFESSIONAL COMMERCIAL LOTS AND FIVE SINGLE FAMILY RESIDENTIAL LOTS ON 4.86 ACRES, S. HALCYON ROAD AND S. ALPINE STREET. Current Planner Spierling advised that the site of this tentative tract map is between South Alpine Street and South Halcyon Road. On the easterly end of the property is a portion of a recognized archaeological site, designated CA -SLO- 393. The applicant is proposing creation of five residential lots ranging in size from 6,300 square feet to 9,300 square feet and three professional commercial zoned lots of 56,550, 90,656, and 26,320 square feet. Access for the residential lots will be through a 24 foot wide access and utility easement that ties into South Alpine Street at two locations. Access for the commercial parcels will be through an access easement off of South Halcyon Road. Mr. Spierling advised there are several issues the Commission should be aware of in reviewing this tentative tract map. 1. Street Design - because of the sensitive archaeological nature of this site, South Alpine Street is not proposed to be developed to City Standards. A standard local street is 40 feet wide, curb to curb. The proposed minimum curb to curb width is between 24 and 28 feet for South Alpine Street, in this subdivision. This is only wide enough for two standard 12 foot driving lanes. Therefore, the applicants are proposing a substandard street section. If the substandard street section is approved, both sides of South Alpine Street must be red curbed to allow adequate driving lanes. Since the Planning Commission does not have the authority to adopt no parking zones, the Planning Commission may not wish to approve a subdivision with substandard street sections. Thus, the Planning Commission should deny the subdivision and let the applicant appeal the decision to the City council or continue the project (provided the applicant submits a written waiver from the time limits of the Subdivision Map Act) until the City Council approves an appropriate no parking zone. 2. General Plan Density - the proposed residential lots were reviewed to determine conformance with the General Plan. It was found that this subdivision would create a residential density of approximately five (5) dwelling units per acre. This density is above the 4.5 dwelling units per acre maximum allowed in the low density residential land use category. This non - conformance with the General Plan was an issue on the last submittal and was a basis for a staff recommendation for denial on that application as it is on the current application. The Planning Commission did not address the General Plan density of the project at the public hearing for the last submittal. 3. Archaeology - the applicant and the Northern Chumash Council have worked together to arrive at mitigation measures which adequately address all archaeological concerns. These mitigation measures have been incorporated into the conditions of approval for the project and shall be monitored by the Northern Chumash Council. These mitigation measures cover many different aspects of the project including, utility trenches, house foundations, disturbed cultural materials, site capping, and construction monitoring. It is staff's understanding that these measures will mitigate any adverse impacts to archaeological resources caused by development of this project. 1 :1`14 4. Other Environmmental Issues - within the last few months since the Planning Commission last reviewed this project, two issues of environmental concern have come to the forefront. These issues are water and traffic. As the Planning Commission is aware, the City Council is in the process of formulating a city -wide water policy. Until this policy is adopted, the Planning Commission and staff have no guidelines with which to evaluate the environmental impact of the incremental water usage. Each of the residential lots will use about 0.5 acre feet per year of water. The water usage for the commercial lots cannot be estimated until uses are known. Planning staff have been requiring traffic reports for all commercial and residential projects as part of the environmental review for the project. These traffic reports evaluate the project's impacts on the backbone circulation system and proposed mitigation measures. Typically these mitigation measures include traffic mitigation fees of $2656 per peak hour trip. Some applicants have agreed to pay $2656 per residence in lieu of doing a traffic report. One commercial project in which exact uses were not known, the Dana /Ralph Plaza, was conditioned to enter into an agreement whereby a traffic mitigation fee, based upon "best guess" uses, would be paid prior to issuance of building permits and future fees would be paid if more traffic intensive uses were housed in the building. Staff has reviewed this project in compliance with the provisions of the California Environmental Quality Act (CEQA) and cannot recommend adoption of a negative declaration. While staff feels that adequate mitigation measures have been provided to address archaeological concerns, staff finds that further information is required to provide adequate mitigation of impacts resulting from increased water consumption and traffic. The Staff Advisory Committee, recommends that the Planning Commission deny this project based on the.following findings. 1. The proposed map, design and improvements of this subdivision are not consistent with the General Plan map and text because the General Plan designation for this site is low density residential, 0.2 -4.5 dwelling units per acre and the applicant is proposing a project density of 5.0 units per acre. 2. The proposed design of the subdivision or proposed improvements are likely to cause public health problems because environmental studies assessing the projects' impact on the city's backbone traffic system and the city's water supply have not been prepared and because the applicant has not designed the subdivision to provide street sections. If the Planning Commission does wish to approve the project they should make findings for approval in the affirmative and adopt the appropriate resolution. The Planning Commission will also have to adopt a Negative Declaration for the project. Vice Chairman Flores asked about design considerations. Mr. Spierling advised that because of the proposed 20 foot front setback line on the residential properties and the 24 foot access it would substantially reduce the building area of each site. Staff was also concerned that garages would be built directly adjacent to the access easement and no provisions would be made for parking other than in garages. Staff recommends a condition requiring a driveway in front of the garage and a condition that requires a setback from the access easement. These setbacks will result in building sites that are only about 2000 to 2200 square feet in size. Since the building sites are so small, it is expected that two story hones will be built on these sites. It should be noted that the viewshed review process will only apply to additions to these homes, not the original construction. Upon being assured by the Planning Commission Clerk that public hearing for Tentative Tract 1401 had been duly published and property owners notified, Vice Chairman Flores declared the hearing open. Jerren Jorgensen, applicant, spoke in favor of the project. Dr. Jorgensen reviewed some of the history of`this tract'.' 'Dr. Jorgensen stated that he negotiated many long hours with the Northern.Chumash Council to arrive at the current mitigation measures. Dr. Jorgensen agreed to pay $2656 per lot for traffic mitigation fees, and would implement water saving devices and drought resistent landscaping. In conclusion, Dr. Jorgensen reiterated the urgency on his part to have the project approved. Tan Baumberger, Engineer for the project, spoke in favor of the project. Mr. Baumberger stated that in his view the Planning Commission should be considering the original tract map on the basis that the project was withdrawn without prejudice. Clifford R. Parson, 653 Cerro Vista Circle, spoke on his concern about being unable to back out into the street from his driveway. Harriett Shrader, 755 Dodson Way, advised that she is opposed to this project because of concerns with traffic. Steve Hooper, 293 S. Halcyon, spoke in favor of the subdivision. Mr. Hooper felt that the project would be an upgrading of the neighborhood especially the residential. Michael Zarate, 636 Cambridge Drive, Santa Barbara, stated he is the current speaker for the Northern Chumash Council. Mr. Zarate advised he would answer any questions on the mitigation measures. Mr. Zarate stated that it is extremely important that as little trenching be done as possible and also his concerns on the possibility of a 6 foot block wall. Mr. Zarate explained that if plans change significantly so they might want to take another look at it. It is anticipated, as trenching begins (if the project is approved), that significant cultural resources will be encountered. Hearing no further comments for or against the proposed Tentative Tract, Vice Chairman Flores declared the hearing closed. Commissioner Gallagher stated he would like a tract map reflecting the agreed upon changes that would allow the Planning Commission to have a positive finding, mitigating staff concerns. The General Plan requirement for this zoning is not a new feature. The applicant needs to modify the property lines and cane into compliance with the major issue of non - conformance. Also, as Commissioner Brandy pointed out, modifications are needed to allow on- street parking. The other its that need to be taken into consideration are traffic circulation and water issues. Commissioner Fischer stated she would like to see a map that conforms with the General Plan. Items of concern are the 6 foot block wall, water and traffic. Commissioner Brandy stated he also would like to see an updated version of the map, staying within the 4 units per acre, with something done about the off - street parking, and so forth. Current Planner Spierling stated that the new General Plan density nay fall below 4 units per acre. If that is the case the Planning Commission may have trouble approving the 4 lots. Planning Director Liberto - Blanck advised that the General Plan update will be coming before the Commission in January and February, and the zoning ordinance may be presented in April. After considerable discussion, motion to continue Tentative Tract 1401 until April 3, 1990, was made by Commissioner Fischer, seconded by Commissioner Gallagher and unanimously carried. NON- PUBLIC HEARING, INFORMATIONAL ITEM ON VIEW SHED REVIEW PERMIT NO. 89 -12, W. AND M. ABPLANALP, 1067 ASH STREET Current Planner Spierling advised that Planning Staff received an application for Viewshed Review for Mr. and Mrs. Abplanalp, 1067 Ash Street. Staff received no public comments on Viewshed 89 -12, therefore it was approved with findings per report. 3 115 116 Vice Chairman Flores announced that the Regular Planning Commission Meeting of December 19, 1989 would be cancelled and the next Regular Planning Commission Meeting will be held January 2, 1990, at 7 P.M. to be held at the Regional Center. ADJOURNMENT There being no further business before the Coamiission, the meeting was adjourned Vice Chairman Flores at 7:40 P.M. ATTEST: / .../! Ma y/ len Le ing Commission Clerk / Chairman Robert W. Carr