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PC Minutes 1982-03-16!; 08 ARROYO GRANDE PLANNING COMMISSION March 16, 1982 The Arroyo Grande Planning Commission met in regular session with Chairman Gerrish presiding. Present are Commissioners Benhardt, Moots and Pilkington. Commissioners Cole, Saruwatari and Sebastian are absent. Planning Director Hays is also in attendance. MINUTE APPROVAL Upon hearing no additions or corrections, the minutes of the regular meeting of March 12, 1982 were approved as prepared on motion by Commissioner Benhardt, seconded by Commissioner Pilkington, and unanimously carried. PUBLIC HEARING - SUBDIVISION REVIEW, TENTATIVE SUBDIVISION MAP, TRACT NO. 1039, 291 CANYON WAY. (WAYNE AND MAUDINE FRISBY). Planning Director Hays advised that the applicant is proposing a standard subdivision of approximately 3.81 acres into 7 parcels for single family use. The site is zoned "RA -B2" Residential Agriculture with a 20,000 sq. ft. minimum parcel size. The property is in the Canyon Way Assessment District and 7 parcels were planned for this site, and the Land Use Element of the General Plan desig- nates this site for Low Density Residential uses. He pointed out that there is an existing dwelling which will remain on the proposed Parcel 3, and Parcels 2 and 7 will be served from a 28 ft. wide cul -de -sac. He noted that Parcels 4, 5 and 6 are above the 200 ft. contour and will require pumps for the water systems to provide adequate pressure. Mr. Hays also advised that the Commission must make an environmental determination and, based on the environmental check list, he is recommending approval of a Negative Declaration. Mr. Hays stated that the Subdivision Review Board met on March 10, 1982 and reviewed the Tentative Map. They recommended 11 conditions of approval as follows: 1. New utilities must be underground. 2. New public right of way for water and sewer. 3. Easements for drainage, access and P.U.E. 4. All lots must have water, sewer, gas, electricity and Cable TV. 5. No water services to be installed above elevation 200 ft. 6" main might be looped. If looping is not required, hydrant will be required. 6. Each lot may be_subject to installation of drainage retarding pond with building permit. 7. Private road must be 2" A.C. over 6" base; minimum of 28 ft. wide. City Plan and Profile sheets must be prepared. 8. Applicant must hire Ervin Engineering to prepare assessment spread. 9. New - driveway to existing house built or bonded prior to recordation. 10. Payment of - Park and Street Tree Fees. 11. Mylar._copy of recorded map to be furnished to the City. Upon being assured by Planning Director Hays that public hearing for review of proposed Tentative Subdivision Map and environmental determination had been property - -published, posted and property owners notified, Chairman Gerrish declared the hearing open. Upon hearing no comments for or against the proposed subdivision map, Chairman Gerrish declared.the hearing closed. There was some concern..expressed by the Commissioners regarding the loss of water pressure going up to the top. Planning Director Hays pointed out that Item No. 5 of the recommended conditions requires that the water main be looped and if that is not required, an additional fire hydrant will be required. He stated that most likely the loop system will not be required, but the City would like to have that option in there if there are any problems. After a.brief discussion, the following action was taken: RESOLUTION NO. 82 -893 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL DETERMINATION. On motion by Commissioner Benhardt, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Benhardt, Moots, Pilkington and Chairman Gerrish ABSENT: ;' Commissioners Cole, Saruwatari . and Sebastian '.the foregoing,.. Resolution :was adopted :this 16th day of March 1982. 1 1 1 Arroyo Grande Planning Commission, 3 -16 -82 Page 2 RESOLUTION NO. 82 -894 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO. 1039, AND REFERRAL TO THE CITY COUNCIL. FOR INFOR- MATIONAL PURPOSES ONLY. On motion by Commissioner Benhardt, seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: Commissioners Benhardt, Moots, Pilkington and Chairman Gerrish NOES: None ABSENT: Commissioners Cole, Saruwatari and Sebastian the foregoing Resolution was adopted this 16th day of March 1982. PUBLIC HEARING - SUBDIVISION REVIEW, TENTATIVE SUBDIVISION MAP, TRACT NO. 1043 "EQUESTRIAN ESTATES ", A 40 UNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION. - PROPERTY IS GENERALLY LOCATED EASTERLY OF PILGRIM WAY AND THE ARROYO GRANDE HIGH SCHOOL PROPERTY, NORTHEASTERLY OF VALLEY ROAD AND ABUTTING HIGHWAY 101 ON THE EASTERLY PROPERTY LINE. (BUSICK /GEARING DEVELOPMENT). Planning Director Hays advised that the application is for a 40 lot sub- division on a site of 63.80 acres, which is zoned "A" Agriculture with a General Plan designation of Low Density Residential. He pointed out that the application meets the density requirements of the Ordinance and the applicants are proposing lots smaller than 1.5 acres through the Optional Design Standards by providing a large amount_of open space. Mr. Hays further advised that prior to reviewing the subdivision map, the Commission must first make an environmental determination. He reviewed that this was site of the Grande Highlands project, and a few years ago . an ,EIR . was -prepared__ for' the_. proposed s ubdivisiowhich .originally consisted: iof .: 3a5 . dwelling .units. _ After -:the EIR was completed, the, =site. was ,'pre - zoned to "P- D " : 183 residential:units were "_approved for the site. :However, the project:was-brought to °a referendum last _fall and_the voters of the City defeated the rezoning and development plan. - Mr. Hays- advised that the applicants are requesting that the Commission determine that this project. is essentially the same in terms of environmental impact and that the EIR that was previously prepared for this project be used for the new application. He stated that -- the - Environmental Quality Act guidelines provide .that the Commission may use an earlier EIR prepared in connection with an earlier project to apply to a later project, if the circumstances of the projects are essentially the same. If the Commission chooses to utilize this earlier EIR, they must find that the environmental effects of the projects are similar enough - wa -rrant the same treatment in an EIR and that the EIR will adequately cover the impacts of any single project_and, if these tests are not met, then the_EIR=_shauld-be supplemented. Planning_Dir Hays stated he has reviewed the existing EIR and, in his opinion new information relative to the capacity of the sewage treatment plant and the quality of the water supply would warrant further environmental discussion. He commented that he feels these are only minor additions and may be prepared as to the EIR. He pointed out the opitions the Com- mission has open to them relative to the environmental determination. He recommended that the Commission require the applicant to supplement the EIR with new information relative to sewer capacity and water quality as a minimum requirement. Upon being assured by Planning Director Hays that public hearing for review of proposed Tentative Subdivision Map and environmental determination had been duly published, posted and property owners notified, Chairman Gerrish declared the hearing open. He commented that the first phase would be to determine whether the existing EIR on the project is adequate and, if it is determined that it is, then the public hearing will be reopened to discuss the subdivision map itself. Mr. Stan Abbott, representing the applicant, stated he has met with the City Planning staff relative to the EIR, and the concern was expressed that the EIR that was prepared may :be adequate, in that it was not directed to the concerns of sewage treatment'and.water quality, and the applicants would appreciate• the opportunity to supplement the EIR on those two categories. He further stated'that SEDES, the firm that prepared the original EIR,.havein- dicated they, can - supplement the• EIR 'in..-those two areas for submittal in . two weeks. 404 rv r._3,Ytrr' - �x^r. °i N:..�.�:� `•':t..••�:.A,_cf.C.: .. e.. s.... *- r_.. - . 7�:.�Nl *'Y,. x... Id:; �_.+.5.= ft;iii - 0 Arroyo Grande Planning Commission, 3 -16 -82 Page 3 With regard to the question of whether or not the original EIR is adequate, other than those two items, Mr. Abbott pointed out that the EIR was originally directed to a much larger project than is presently proposed; it is a less dense project and a less intense use. He further stated that the applicant is requesting that the Commission continue the EIR portion of the hearing for three weeks, and they will have the supplement in City staff's hands in no more than two weeks. In answer to Commissioner Pilkington's question about the road, Mr. Abbott commented that the applicant did not propose that collector, but that Public Works Director Karp felt it should be there for the sake of completeness; and the only roads the applicant proposes are the ones in the subdivision. Clark Moore, 1180 Ash Avenue, stated he has studied this particular piece of land for 27 years. He stated that Mr. Abbott has covered three main points he was interested in; the sewage, the water and the road, however, he has one other concern, and that is the drainage. He noted that there are three reservoirs shown on the map, but there is nothing that shows the capacity of those reservoirs. Also, he felt that maybe something was going to be done about building a wider ditch along the high school property and perhaps that question should be addressed in the EIR. Another concern is the fact that the water comes off of this property and runs across Taylor's and Runnel's property, then it comes back to be a nuisance to the City and Valley Gardens. He stated this is not a drainage pattern and, in his opinion, is pretty critical and he feels it should be looked at at this time. Jim McGillis, San Luis Engineering, representing the applicant, advised that the EIR does have a hydrology report and it is applicable to this project. He commented that they cannot solve the flooding problems at Valley Gardens. He pointed out that, by law, they cannot increase the volume of water coming off of the ;- it has to be taken care of on the property and, in his opinion, the hydrology has been addressed in the EIR. Christine Philips, 216 Pearwood, stated she was glad to hear the applicant speak about the of the water and sewer. She pointed out that the problems have increased and it is something that everyone needs to look at. John Milton,_stated he is Pastor of the Assembly of God Church, and they are located at the base of that hill and are concerned about the run off. He commented they have run off now from the hill and inquired as to what is going to happen when the development starts up there. Mr. McGillis advised Mr. Milton that the improvement water will run into the retention basin. He further ad- vised that they - can alleviate the problem, however, they cannot solve it because some of the water comes from the other side of the freeway. John Taylor, -680 Valley Road, stated his family owns the property that is first to get the water from this property, and he would like to find out about the retention basins and how much water they will hold. Jim McGillis advised that the basins are. designed for 100 year storms; also, the developer cannot increase the historical flow on to other properties.. Mr. Taylor stated that until provisions are made for this water; not that the development is generating the water, but it. is- going to add to an already serious problem and he is con- cerned about it and, in his opinion,the solution is to get it to the Arroyo Grande Creek the quickest way possible, and he would suggest a channel be built. John Runnels, 213 Miller Way, suggested that this project and the Shannon Ranch project work together on the EIR instead of doing them one at a time. Bill McCann, 575 Crown Hill, commented regarding something that has happened up stream with some County development, stating there are some additional problems that are starting to creep up all the way along in that section of the valley, and maybe these EIR's should address these drainage situations in a little bit more detail. He further stated, in his opinion, this should be put off until the drainage can be addressed. Marie Cattoir, 195 Orchid Lane, stated that, in her opinion, it comes down to doing some comprehensive planning that the public asked for some years ago. She pointed out that in this particular development, it was to require 40 acre feet a year to service it and inquired if we could supply that amount of water. She inquired as to how many ingresses and egresses there were, and in the event that this develop- ment should impact the County roads, who would pay for the improvements? There being no further comments at this time, Chairman Gerrish continued the public hearing with regard to the subdivision. Commissioner :Moots commented that the project is going to generate a lot of traffic to Fair Oaks Avenue,_and he is not -happy with the drainage. :=.He pointed out: that everything on that side throws: , water..right on the high school instead of.:to the..:`creek, :we ° have any•, sewage treatment `.capacity • 1 Arroyo Grande Planning Commission, 3- 16 -82 . right now and we don't have any water, and he doesn't feel the EIR is adequate. Commissioner Pilkington stated he is mainly concerned about the traffic, and he doesn't believe the EIR is adequate. Commissioner Benhardt stated he is con- cerned about the traffic and the drainage. Chairman Gerrish commented it is the consensus of the Commission that the EIR should be supplemented and the applicant has agreed. He proposed that we have the EIR address the project as it now exists and indicate the areas the Commission is mainly concerned about, which are traffic and circulation, drainage, water and sewer. After discussion, on motion by Commissioner Moots, seconded by Commissioner Benhardt, and unanimously carried, requiring that a supplement to the existing Environmental Impact Report be prepared addressing the concerns of traffic and dirculation, drainage, Sewer capacity, Water supply and quality. Chairman Gerrish announced that the public hearing will be continued to the next regular meeting providing that the environmental document has been adequately reviewed. PUBLIC HEARING - PREZONING CASE NO. 81 -151, REQUEST FOR PREZONING TO "P -M" PLANNED INDUSTRIAL DISTRICT, SHANNON RANCH. (TONY DECKER). Planning Director Hays advised that the applicant's request is for pre - zoning of a site they wish to annex to the City of Arroyo Grande. The site is the Shannon Ranch which is located adjacent to the City on the east side of Highway 101. There are approximately 185 acres and the request is to prezone this site to "P -M" Planned Industrial to allow the development of an industrial park. Mr. Hays pointed out that the site is currently under the Ag Preserve contract with the County, however, recent legislation allows cancellation of the contract if the City would consider annexation. Mr. Hays advised that prior to consideration of the prezoning, the Commission must first make an environmental determination, and it is his feeling that this project might have a significant effect on the environment and he would recommend that an EIR be prepared on this proposal. He listed 6 major items of specific environmental concerns as follows: 1. Sewage capacity. 2. Water supply 3. Access and circulation problems. 4. Visual impacts. 5. Drainage impacts 6. Growth inducing impacts. Mr. Hays referred to a map of the project indicating the conceptual uses of the property. The EIR would get into the impacts of this particular development, and the applicant has indicated that he is'aware there may be some significant environmental effects and has- agreed with staff that an EIR should be prepared. Christine Phillips, 216 Pearwood; Bill McCann, 575 Crown Hill; Clark Moore, 1180 Ash Street. and Marie Cattoir, 195 Orchid Lane, stated they felt an Environmental Impact Report should be required. Page 4 He advised that these 6 are by no means all inclusive, but should provide a starting=-_point in determining the potential environmental effects. He pointed out that the Commission must determine the significant environmental issues if they wish to recommend an EIR be prepared.and, if an EIR is required, there will be no further hearings on the project until completion of the report. Upon being assured by Planning Director Hays that public hearing for Prezoning Case 81 - 151 had been duly published, posted and property owners notified, Chairman Gerrish declared the hearing open. He noted that the first question to be considered is whether or not an Environmental Impact Report should be prepared. Tony Decker, P. 0. Box 1105, Arroyo Grande, applicant for the prezoning, stated he feels an Environmental Impact Report is very important and he agrees with staff's recommendation that an EIR should be prepared on this project. There being no further discussion for or against the proposed prezoning and environmentaldetermination, ;,Chairman Gerrish advised that the public hearing on the prezoning.,question.would becontinued. 4 L.1.2 Arroyo Grande Planning Commission, 3 -16 -82 After a brief discussion, on motion by Commissioner Moots, seconded by Commissioner Benhardt, and unanimously carried, recommending to the. City Council that an Environmental Impact Report be required on the Shannon Ranch property specifically addressing the major impacts as listed by the Planning Director. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Chairman at 8:50 P.M. ATTEST: Page 5