PC Minutes 1978-02-219"
Arroyo Grande Planning Commission
February 21, 1978
The Arroyo Grande Planning Commission met in regular session with Chair-
man Gerrish presiding, Present are Commissioners Cole, Harris, Moots, Ries
and Vandeveer. One vacancy exists on the Commission. Also in attendance are
Planning Director Castro, City Engineer Karp and Planner Sullivan,
CONTINUATION OF PUBLIC HEARING - EIR FOR RANCHO GRANDE PROPERTIES
Chairman Gerrish reopened the public hearing on the EIR for Rancho Grande,
Planning Director Castro advised that the Commissioners had received the list
of mitigations that Chairman Gerrish requested in their packets, and that staff
has addressed themselves to Page 8A through 8C of the report in answering the
impacts noted on the EIR report, Also, the Commission received a copy of
staff's response to the Conservation District's concerns in their letter dated
February 6, 1978,
Planner Sullivan referred to the Lucia Mar School District's Long Range
Development Plan proposal which had been prepared for the School District by
Stuhr, Dodson, Foster and McClave, Mr, Sullivan also read a copy of his letter
to the Commission, dated February 16, 1978 which included some comments with
regard to the report,
Planning Director Castro also referred to the revised Cummulative Cost
Anrf?ysis Report prepared by staff and briefly summarized some of its contents,
Chairman Gerrish requested comments from the audience, pointing out that
we have had innumerable hearings on this matter and if there is new information
to be added, the Commission would like to hear it now,
Mr, John Holloway, 8965 Cabrillo St,, Atascadero, representing the San
Luis Obispo County Building Trades Council, stated they are definitely in
favor of this and asked for the adoption of it in its present form,
Mr, Landsman, Newman Drive, referred to the Lucia Mar School District's
Long Range Development Plan stating he felt this report was extremely import-
ant for the Commission's consideration tonight. He pointed out that on Page 3
of the report it says that an increase in K through 6 population is expected
to begin in 1980 due -o the increasing number of child bearing age women at
that time period. Be stated that isn't where our problem lies and pointed out
that the problem is with the high school and intermediate schools. He stated
that right now the high school is full, and if you put through these 2500
homes,altogether that will give us a 50% growth rate even if it were over a
ten year period, and this is a colossal burden fora small rural community like
Arroyo Grande, Mr, Landsman stated that Judkins Intermediate School has only
6 more places before they are full and Paulding Campus has 34 places before
they are full, and that means building a new high school. He stated a new high
school would.. cost 10- 1/82m44 adqllilr$y,pldsr:a: new intermediate school at a
cost of three million dollars, plus a new elementary school at a cost of two
million dollars. We are talking about fifteen million dollars for three new
schools. He further stated that at the absolute minimum, according to this re-
port, we have got to put up a ten million dollar high school, and this is why
they want a twelve million dollar bond. He further stated he has no objection
to the bond himself, provided all of the developments pay an absolute share of
it which is not $400 or $650 either; $650 a house will not cover the cost of
a high school that they will be forcing us to buy. He pointed out the high
school right now is far in excess of its designed capacity for 1500 students
and if we have any further growth, we must build a new high school.
Thelma Leibzeit, 410 Woodland Drive, stated she realizes that we have to
have growth, but asked why can't it be an orderly growth; why does it have to
be all at one time and why should we have all of this impact at one time?
Christine Phillips, 216 Pearwood, stated that basically she agrees with Mr.
Landsman and she feels that our school problems are severe enough that they
should be resolved before we continue with this amount of growth,
Beverly Horton, 490 So, 8th St,, Grover City, stated the Planning Commis-
sion should be aware of some of the deficiencies in our schools now with regard
to lack of space and lack of facilities, and the overcrowded conditions at the
Junior High and High School levels, She pointed out that when you have too
many students it creates many problems; it is harder to handle them; we don't
have enough bases.: right now, and there is no way we can get these kids home
in a hurry if we have to
Arroyo Grande Planning Commission, 2 -21-78 Page 2
Elizabeth Jackson, 208 Fair View Drive, stated she has read the Environ-
mental°Report on this project, and in reading it, she has ran across questions
and has tried to find answers to them in the EIR and, in her opinion, it is
very poorly written and does not completely address itself to the mitigating
measures, nor does it answer it, and it was her suggestion that this EIR. be
refused and a new one submitted addressing itself to all of the mitigating
measures, giving positive clear answers to it,
Marie Cattoir, 195 Orchid Lane, stated that regardless of how carefully
this Cost Analysis has been made that ultimately it will end up being double
or triple what is estimated, and 4�efore any more projects or rezonings are
accepted that we should certainly look into the school situation and the drain-
age problems, and the costs of eliminating these deficiencies before we go on
to further growth, She pointed out that there are many inconsistencies end,
in her opinion, we need to do a lot of rational thinking before we go ahead
and approve more development thinking the problems will be solved then. She
stated the surcharge is a splendid idea, but that it should have been started
30 years ago, She further stated that many of the citizens feel that they can
not adjust to any further increases in costs and if development over the years
had paid their fair share,you would find that the populace would be in support
of the additional schools that we need now,
Mrs, Ella Honeycutt, 560 Oak Hill Road, read an editorial from the San
Luis Obispo Telegram Tribune, dated December 16, 1977, titled "Urban Sprawl
Shouldn't Blight ", and an article from "New West " Magazine dated October 24,
1977, Mrs, Honeycutt stated she would submit copies of these articles to be-
come a part of the Rancho Grande EIR file, She consented that if you are going
to give the builder the right to develop as he wants, then get more money for
the City; let's not let this be a windfall, because later on we are going to
be wiped Out,
o a, Architect for the project, stated he would like to touch upon
Vtin: 6 y of mitigation measures that were prepared some weeks ago, copies
f which were received by the Commission, He stated that, very generally, the
project as you see it before you this evening reflects several months of plan-
rai ±g, changes end modifications between ourselves and City staff working to
formulate what we consider a compatible plan for thi particular project on
this particular site and also for the City of Arroyo Grande, The plan reflects
a reeistri ution of density over and above what had been originally submitted
Aid, In an attempt to redistribute she development within the project to those
teas of the site which are less sensitive than other areas, particularly the
Chapparal and the area along Noyes Road is of particular concern, and the pro-
ject has set these areas elide into permanent : open space°, Secondly, the plan
has '5een improved through the positive separation between the Commercial devel-
opment and the residential development abutting it by means of a commercial
access road serving the residents from within the project to the commercial
area and also providing a secondary means of egress along Frontage Road, there-
by reducing a potential impact on the Brisco Road underpass, The plan recogc
bites the recommendation in the EIR with respect to the elementary school site
which has been relocated to a site which both the staff and ourselves believe
the School District would concur is a more desirable and more Suitable location
in many respects, The plan throughout its development has taken into consi-
deration the very sensitive nature of the site with respect to topography and
natural systems which now exists and which to a very large extent, will be main-
tained, The major circulation pattern which this plan suggests, the access
road,the realignment of Oak Ridge Drive and James Way, the circulation along
the northerly part of the project, have been designed with topography in mind
and through the efforts of our engineer, all of the roads will require little
if any grading in order to accomplish what we are proposing, and, that all of
the street and road networks will consist of grades which are substantially
less than 15% and in no case do any of these gradings exceed 15 %, The project
through its ultimate development, will develop a water storage facility that
will store approximately one million gallons of water. This facility and im-
provements will be dedicated to the City upon completion and will thereby bene-
fit not only this project, but also all of the adjoining development which
occurs contiguous to the property, In addition to the added additional storage
which the City now is in need of, because of the elevation, it will also pro-
vide this area with an increased pressure which will permit development above
the 200 ft, elevation which is now the limiting factor within this area,
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Arroyo Grande Planning Commission, 2 -21 -78 Page 3
Mr. Ortega pointed out that much concern has come about with respect to
drainage control and pollution, etc., resulting from these natural water
courses, He stated they have done a preliminary hydrology study on the site
and have recently come up with a tentative proposal, Mr, Ortega outlined the
proposal by the developer to mitigate these concerns,
Mr, Ortega further stated that the open space element of the project
speaks to itself, and they are going to be setting aside approximately 120
acres of the 464 acres of the site and this area will be maintained in per-
petuity through the mechanism of the Home Owners Association, Every part of
the project will be linked to every other part of the project through a sys-
tem of interconnecting greenbelts which will contain bicycle paths and pedes-
trian paths, which is a measure to provide alternative modes of transporta-
tion within the project to discourage use of the vehicle and to lend a sense
of continuity and d within the project itself, With respect to cir-
culation, Mr. Ortega pointed out that perhaps the most profound change which oc-
curred:. is the creation of an access road which buffers the commercial from
residential development, also providing a secondary access out, Also, the
realignment of Oak Ridge Drive eliminated the loss of a very large stand. of
Oak Trees. Through the relocation, we have effectively avoided any loss of
vegetation and have also greatly minimized the impact of this road alignment
with respect to grading cuts and fills.
Mr, Ortega stated that there were concerns expressed during these hear -
ings regarding the previously proposed extension of Brisco Road through the
northerly boundary and continuing on to Printz Road. Again, this plan is
proposing the termination of Oak Ridge as a collector at James Way and design-
ing the street network along the northerly portion of the project in such a
manner that all traffic will be diverted back to Oak Park Acres, thereby not
impacting the rural setting north of the property, The major portion of the
road systems will be privately owned and maintained through the Home Owners'
Association, We feel this is a very large benefit to the City. The project
will provide a diversified housing base, providing a very wide range both in
price range and in unit types. He further stated that the developer has con-
sulted with the County Housing Authority and the. State sponsored Self Help
Program with respect to the possible ultimate provision of some subsidized
low /moderate cost housing, and the developer will cooperate with these agen-
cies, or any other agencies of the City or County in doing whatever is feasi-
bly possible in this area,
Mr, Ortega further pointed out that on the northerly boundary, and also
the southerly section which abuts adjoining properties, 2 acre minimum lots
will be created as a mitigating measure to buffer the potential impact of
this development with respect to the rural areas to the north and Oak Park
Acres to the south, The developer is proposing this in lieu of a formal buf-
fer strip and feels that the additional increase in lot size will effectively
accomplish and mitigate concerns which people have expressed,
With respect to phasing, Mr. Ortega stated that the developer is prepared
to offer a phasing program which will consist of a 7 year program. He feels
that a phasing program of this type is consistent with the desires of the com-
munity, It is a minimum building program; the project would not develop in
a shorter period than seven years.
After further discussion, Chairman Gerrish closed the public hearing, re-
stricting discussion to the Planning Commission.
Commissioner Cole commented that, in her opinion, the impact of our school
situation does not rest with Arroyo Grande alone and, from what she has read
and from what she has heard, Arroyo Grande is getting ready to help alleviate
the school building situation in some respects, She stated that she has lived
in this community for twenty five years and there have been innumerable bond
issues that have been turned down, and people in the community have had an op-
portunity to improve the school situation. She stated that she has voted for
those bond issues because she feels that if our youth are not properly educated,
it is a detriment to the community and to our country, She further stated that
she doesn't feel this is the full impact of this situation and, therefore, she
cannot turn this particular EIR down on the school situation alone,
Arroyo GrandePlanning Commission, 2 -21 -78 Page 4
Commissioner Moots agreed with what Commissioner Cole said about schools,
stating, in his opinion, that has been a long approaching thing with this whole
area and to single Arroyo Grande out alone as the culprit is not fair when cit-
ies all around us are doing the same thing and are not trying to do anything
about it. He felt it is time we tried to do something in the area of defraying
the costs of schools with new development.
In answer to Commissioner Moots' request for a breakdown on the 15% a year
as far as housing units and as far as commercial is concerned, Planning Director
Castro advised that what we are recommending for Rancho Grande is th$t the build
out period for Rancho Grande be a minimum of seven years, plus building permits
not to exceed 15% of the total dwelling units per year. Staff felt that by add-
ing the 15% of the total, then you are limiting the number of dwelling units to
about 150 units per 'year, He advised that for commercial, they are suggesting
that development occur as the market dictates.
Commissioner Ries referred to the 504 acre elementary school site on this
development, and if the next development goes in, there is a 405 acre donation
from the next developer. He stated he doesn't like the idea of being tried into
the next developer when we are considering this development, and on Page 9 of
the EIR it speaks of a ten acre site for this project. Planning Director Castro
advised that the Commission has the ability to require the ten acres on this
_particular project and if the adjoining land does come in, they may want: to swap
some land there to make it more equitable for all concerned.
Commissioner Ries further referred to the proposed buffer zone in the north-
east corner in the Single Family'.housing one and inquired what was resolved as
a buffer zone for that area, Planning Director Castro advised that the plan is
suggesting a fifty foot buffer strip, pointing out that the problem that_ may
occur with this situation is that it is part of the open space element of the
project and whether or not you may get traffic there that might upset the ad-
joining residents is something to consider, The other alternative is to not
even require a buffer strip, but require that the lots be extended on to the
property line, This way if it is in private ownership, you don't have this abil-
ity of people walking through, bicycles, etc, Commissioner Ries referred to the
comments by the people on Printz Road t:hat: the lots are too small backing up to
their six acres or whatever, Planning Director Castro stated that those lots
should be a minimum of one half acre, and the developer has concurred with that
lot size to back up to t :hose properties on Printz Road,
In answer to Commissioner Ries concern as to whether the school site is to
be donated or if the School District is going to buy it, Mr. Abbott, Attorney
for the developer, advised that under the Subdivision Map Act:, the City has the
right to impose as a condition on this development that the applicant make the
site available to the school at the cost of the applicant's acquisition plus any
out -of- pocket expenses that might have occurred; and the applicant is fully will-
ing to do that,
Commissioner Vandeveer asked if the City would have any requirements at all
with regard to the open space and private roads, Planning Director Castro ad-
vised that, with regard to the private roads, the staff is recommending that they
be built according to City standards; the maintenance will be made by the Associa-
tion, With regard to the open space, staff is recommending that the City be made
a third party to the Co Co & Ro's Hand be recorded as such so that in case the City
needs to go in and perform maintenance, a lien would be placed on the Association
for the cost of such maintenance. Commissioner Vandeveer further inquired if the
water retention areas would be fenced and. protected. Mr. Ortega advised that.t:hey
don't intend for the ponds to be excessively deep and for the most part the depths
will probably not exceed four feet. City Engineer Karp advised that in the final
review, staff will look at retarding time and depths, and if the City staff or
Commission feels that they should. be fenced, then that would be a requirement.
Commissioner Harris stated with regard to the Environment :al Impact Report we
are discussing tonight, we are mandated to have it on a project of this type be-
cause we are supposed to consider all aspects of impact on the physical conditions,
There are a number of problems that have been brought up and there have been a
number of measures to mitigate them, but most of the problems which have been,dis-
cussed have been dealing with the macro effects, and there hasn't been that much
discussion on the macro effect of the overall project. He stated, in his opinion,
we should keep in mind the reason for having Environmental Impact. Reports is that
we are supposed to consider the air, the water, the minerals, the flora and the
fauna, Indian bones, etc. The reason we are supposed to consider them and bring
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Arroyo Grande Planning Commission, 2 -21 -78 Page 5
up mitigation factors is to try to reduce the impact they have on the environ-
ment, it is not for the intrinsic satisfaction of having our trees %stay up,
it is not for the intrinsic satisfaction of seeing a slope that is not reduced,
or _the intrinsic satisfaction we get out of preserving some architectural site.
The-reason we have this is the cummulative impact is supposedly to improve the
quality of life of the people that are living here, or will live here, and we
have to consider the cummulative effect of all of the projects because every-
one here realizes there is a good chance that other projects are going to be
- approved in the area. He stated that the majority of the people he has talked
to in the community are not opposed to residential development or Rancho Grande,
but the majority of the people he has talked to are opposed to this particular
project, and, in his opinion, the biggest single thing wrong with this project
is the density. He stated he does not feel it is appropriate; the density is
addressed in the EIR and they point out they are only having 2.3 unite per acre,
and the General Plan allows up to 4,5 units per acre, The General Plan also
says that area might have as low as ,2 units per acre; in other words the Gen-
eral Planlaays soma day a residential development is going to go into Rancho
Grande and it is going to be somewhere between ,2 and 4.5 units per acre, Com-
missioner Harris further stated he concurred with the majority of the people in
that he doesn't think that the h acre lots up in the northern part of the pro
ject abutting up to other people's property along Print: Road is sufficient. He
stated he felt that overall it is completely inappropriate and that the only
mitigating measure is to significantly down size the project. He further stated
he thinks that development should occur in there; the General Plan calls for it,
and residential development should occur in Rancho Grande, but he cannot be in
favor of either the Environmental Impact Report mitigating this factor, or the
project itself,
Commissioner Vandeveer spoke about the high rent in Arroyo Grande, stating
that's the reason we need a development such as this for competition where
people can have decent housing at a decent price; we have got to have some new
dcrelop'mex t, building and growth in this area to get people into decent housing
that they are not paying $300 a month for Commissioner Vandeveer further
stated we needed to address ourselves to phasing and, in his opinion, we - are
doing a reasonable job on that,
After further discussion, the following action was taken:
RESOLUTION NO, 78593 EIR
RESOLUTION' OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE ACC'EPT'ING ENVIRONMENTAL IMPACT REPORT
On motion by Commissioner Vandevecr, seconded by Commissioner Coll, and
by the following roll call vote, to wit:
AYES% Coisalonere Cole, Moots, Vandeveer and Chain. Gerrish
NOES% Commiseiontre Harris and Rtes
AESE % Nona
this foregoing Resolution was adopted this 21st day of February 1978.
CONTINUATION OF PUBLIC HEARING - ZONING CASE 'N0 -99. `ROM !'A" AGRICULTURAL
DISTRICT TO "P -D" PLANNED DEVELOPMENT D1STR,IC'T'_ RAN'CI[O GRANDE PROPER' TES
Chairman Gerrish reopened the public hearing on Rezoning Case. No, 7 -99
and requested comments from the audience on the project,
Mr, Rill Langworth'y, Printz Road, read a letter which he prepared two
weeks ago addressed to the Planning Commission wherein he stated his opposit-
ion to the approval of the plan in its present form for two reasons, He
stated his first reason is schools, There has been much discussion of the
school problems, but there have been no solutions. The proposed school con-
struction surcharge is far too small, and without major school construction,
our schools soon will be crowded to a standstill, The Planning Director's
figures show that Rancho Grande alone will more than absorb the vacancies re-
maining, if indeed there are any Where will the children from other new con-
struction go? Even if the construction problems were solved, there would be
difficulty accommodating additional students. Our children now must share
books; all resources are short and the classes are too large. Major new de-
velopments will accelerate deterioration of our schools in spite of valiant
efforts. My second reason growth rate, Several City Councilmen and top
administrators have been quoted as advocating growth rates not over 3 to 3k%
Arroyo Grande Planning Commission, 2 -21 -78 Page 6
per year. Major developments alone will produce a growth rate between 5% and
10 %, A 5% growth rate will double the population in 14 years; 10% will do it
in only 7 years. Rancho Grande will add 2,500 to 3,000 people in 7 years,
The phasing program. proposed is a step in the right direction, but it falls
far short of the mark, There are active plans for the development for most of
the vacant lands in Arroyo Grande. If they are approved, we may witness an
orgy of growth and construction. In 5 to 8 years it will be all over; what
will happen then? Will the City stop growing; what of the construction jobs
generated during the orgy; will the workers and developers move on to the next
frontier m from Southern California to Arroyo. Grande to where? Will the City,
following Anaheim, colonize the Mesa or the hills behind Traffic Way? In the
town hall meetings last summer it was-very clear; our citizens favored slow
growth and preservation of our semi -rural atmosphere, How can a doubled popu-
lation in 5 to 10 years be considered slow growth? Three major parcels await
development; Rancho Grande, Halcyon Hills and Grande Highlands, to name the
three not yet approved. Properly planned, and with growth rates properly con-
trolled, they can provide healthy growth for 15 to 20 years. 15 years would
be approximately a 3% growth rate, Without appropriate growth rates, our City
can fall into a boom but trap from which we may not recover,
Mr. Langworthy referred to a comment by Mr, Castro when he was reviewing
the Cummulative Cost Analysis noting approximately 100 units outside of the
-major developments per year as a reasonable estimate of the continued construc-
tion. That, in the next ten years, was the basis on which the cummulative
costs were figured, would be an additional 1,000 dwelling units in addition to
the 1,930 dwelling units for the four major projects, and that's almost 3,000
dwelling units that we are talking about: allowing to develop within the City
of Arroyo Grande within the next 10 years, Figuring mr.ybe 3 people per house-
hold, that's another. 9,000 people in the next 10 years and that's pretty close
to the doubling of our population. He further stated that there has been a
sudden emergence of representatives from the building trades unions during the
last few meetings, stating he felt these gentlemen sense a building boom. coming
to Arroyo Grande, however, a building boom at this rate will absorb all of our
human as well as most of our physical resources and radically change the nature
of the town, He referred to Mr, Ortega's comment that if these projects all
were approved it would mean several hundreds of workers; and inevitably this
has got to be followed by a bust,
Mr. Langworthy further referred to the Planning Commission meeting of two
weeks ago where a great deal of time was spent working over a part of Oak Park
Acres and in his opinion, seemed to be an outstanding example of what can happen
if in one fell swoop if we give blanket approval to a project: of this size. Mr.
Langworthy commented with regard to the school situation to the effect that if
something isn't done, it is going to become intolerable and ultimately will lead
to the failure of many of these otherwise rather attractive projects, People
who can afford to move up are not going to move someplace where the children are
on double session, or have no health. facilities, have crowdSd classrooms, etc,,
and until we get the school situation solved, he didn't see how we can approve
any project, let alone a project as large as this one, In conclusion, Mr,
Langworthy stated he hopes the Commission will turn this project down in its
present form, even though it is a good project it can be improved upon, and a
change in phasing controls and some kind of real solution for our own children
could make the project a very reasonable one sometime in the future,
Mr. Stan Abbott, attorney for the developer, pointed out that the City
adopted a General. Plan. sometime ago, and in that General Plan it had references
to what the City wanted to see happen to this particular area. He stated that
the Plan designates that this area can be developed up to a maximum of 405 units
per acre, and this developer is' proposing 2030 He pointed out that the General
Plan has been published, printed and circulated and as a result of ghat, his
client who is a developer responded to what the City said is needed, and that
was, you wanted to see a development take place on this property, This is not
a vast corporate giant coming in here and trying to impose rampant and unres-
tricted growth on the City; we are trying to give you something that you said
you wanted in your General Plan, You have also said that growth is coming; we
want to control it:, and we think that the Planned Development concept is the
way to control the growth, in that the City has some control over the way in
which you develop, the rate at which you develop, and the density at which you
develop, He stated that in a Planned Development approach, the City is in the
driver's seat and is able to impose more realistic and more stringent conditions
from a protective standpoint: than if this applicant simply sells the 17 parcels
that he has to a whole host of developers and lets them. develop willy nillyo
473
Arroyo Grande Planning Commission, 2-21-78 Page 7
Mr, Abbott commented that he thinks there is a very serious school prob-
lem that has been with us for a number of years and is going to continue
whether this development is built or not, and he didn't think it was fair to
castigate this applicant by saying he has caused the school problem, There
is no question that if you are going to get more people in here that you are
going to aggravate the school problem, but the applicant is not bringing
these people with him. You've said what is going to happen to your area; this
devidoper is going to respond to what you said is going to happen. Mr. Abbott
questioned, with regard to Mr. Langworthy's comment, can Arroyo Grande afford
a "bust "; can they afford the impact of the kind of thing that arises from no
growth? He referred to the Wall Street Journal article which appeared on
Wednesday, February 8,1978, pointing out what happened in Santa Barbara be-
cause of their no growth policy, that only the rich people can afford to live
there. People on fixed incomes and retirements; people who are dependent
upon the Santa Barbara economy for their living cannot afford to live there,
Mr. Abbott pointed out that Arroyo Grande is primarily a retirement com-
munity and the vast bulk of the voting public are people who do not have kids
in school and, therefore, you can't pass a bond issue for schools, but this
applicant is not responsible for that problem, The applicant is agreeing to
pay a surcharge of $300,00 per dwelling unit, At the present rate of 1,070
units that is a considerable sum of money. The applicant is also paying a
$ 400,00 per unit "catch up" charge to permit your local government to add what
ever additional staff is necessary in order to serve this particular project.
He further pointed out that it is virtually common knowledge that middle in-
come and above subdivisions more than carry their own weight in terms of the
revenues produced being in excess of the cost of governmental services to that
area.
In closing, Mr. Abbott commented that the City has certain minimum costs
of operation that have to be met with the tax dollars and you can spread your
base too thin and not make it, I understand the City has utility lines, sew-
ers, water lines, etc,, sized based upon•the anticipated growth in that area,
and that the City has already committed itself to the cost of those improve-
ments, and unless you get back in the form of taxes, enough money to pay for
those improvements, some of you people are going to pay more than your fair
share.
After further discussion, Chairman Gerrish declared the hearing closed,
Commissioner Harris stated he feels it is the responsibility of public
officials to at least have some control to prevent massive over - building in
an area and to prevent the economic hardships that can result, He further
stated it is the feeling of most of the people he has talked to in the com-
munity here that they are in favor of moderate growth which does not signifi-
cantly alter the type of life style they came here to find, He felt that if
the project is put in at a fairly moderate rate and is of a size and density
significantly downgraded from what it is now, he felt that it would have much
greater acceptance among the majority of the people.
Commissioner Cole stated she would like to see the phasing of the project
that benefits the City so there wouldn't be any economic pitfalls as it pro-
gresses,
Commissioner Moots stated he felt the build out period should be much
longer and he also noticed that the Cummulative Cost sheets extend to 10
years, and all we have here is 7 years with 15 %, He further stated he felt
there are a few too many units, especially in the top end, Commissioner Ries
agreed that the phasing should take a longer period of time, With regard to
the school site, Commissioner Ries stated he would not pin the developer
down to 5 acres or 10 acres as he felt that direction should come from the
School District, and he further felt that the School District should get on
the ball and let the City staff and developer know what they need,
With regard to the phasing, Commissioner Vandeveer stated he would go
along for a longer period. He stated he feels it is a relatively good plan,
and with the conditions in it, it makes it a good. plan. He further stated he
feels there is a need for the housing,
Planning Director Castro reviewed the proposed Resolution recommending
approval of the Zone Change,
Arroyo Grande Planning Commission, 2 -21 -78 Page 8
Commissioner Harris commented that he objects to the overall design of
the project, particularly regarding the density. He emphasized that he does
not object on the basis that residential development should not occur there,
but he does object to the overall conceptual project that they have come up
with.
After further discussion, the following action was taken:
RESOLUTION NO, 78 -594 Z
A RESOLUTION REZONING APPROXIMATELY 464 ACRES OF LAND LOCATED
ON THE NORTHERLY SIDE OF INTERSTATE HIGHWAY 101, AND LOCATED
APPROXIMATELY 150 FEET DUE EAST OF OAK PARK BOULEVARD AND INTER-
STATE HIGHWAY 101 FROM "A" (AGRICULTURAL) TO "PD" (PLANNED
DEVELOPMENT) DISTRICT, AND APPROVING A DEVELOPMENT PLAN FOR
APPROXIMATELY 425 SINGLE FAMILY DWELLING UNITS, 240 CLUSTERED
MULTI - FAMILY UNITS, AND 2406 ACRES OF COMMERCIAL, AND RECOMMEND-
ING AMENDMENT OF THE ZONING MAP OF THE CITY OF ARROYO GRANDE,
On motion by Commissioner Cole, seconded by Commissioner Vandeveer, and
by the following roll call vote, to wit:
AYES: Commissioners Cole and Vandeveer
NOES: Commissioners Harris, Moots, Ries and Chairman Gerrish
ABSENT: None
the foregoing Resolution was defeated this 21st day of February 1978,
Commissioner Moots stated he would be in favor of the resolution with the
condition that No, 30 be changed to read "That the development shall be built
out i minimum of 10 years, plus building permits not to exceed 10% of the
total dwelling units per year, non- cummulativeo Said phasing shall commence
when the City Council accepts zoning and approves the Master Conceptual Plan,"
After a brief discussion, the following action was taken:
RESOLUTION NO, 78 -595 Z
A RESOLUTION REZONING APPROXIMATELY 464 ACRES OF LAND LOCATED
ON THE NORTHERLY SIDE OF INTERSTATE HIGHWAY 101, AND LOCATED
APPROXIMATELY 150 FEET DUE EAST OF OAK PARK BOULEVARD AND INTER-
STATE HIGHWAY 101 FROM "A" (AGRICULTURAL) TO "PD " (PLANNED
DEVELOPMENT) DISTRICT, AND APPROVING A DEVELOPMENT PLAN FOR
APPROXIMATELY 425 SINGLE FAMILY DWELLING UNITS, 240 CLUSTERED
MULTI - FAMILY UNITS, AND 24,6 ACRES OF COMMERCIAL, AND RECOMMEND-
ING AMENDMENT OF THE ZONING MAP OF THE CITY OF ARROYO GRANDE,
On motion by Commissioner Moots, seconded by Commissioner Ries, and by
the following roll call vote, to wit:
AYES: Commissioners Moots, Ries, Vandeveer and Chairman Gerrish.
NOES: Commissioners Cole and Harris
ABSENT: None
the foregoing Resolution was adopted this 21st day of February 1978,
•REVIEW COMMITTEE ACTIONS ARCHITECTURAL REVIEW CASE NO, 77 -162 227 IF POI'NT
ST., ONE UNIT APT, ADDITION (CALHOON AND KNUTSON)
Planner Sullivan stated that this is the second time this case has been .
before the Architectural Review Committee. The proposal consists of one
apartment unit being built on top of the three -car garage. Mr, Sullivan re-
viewed the conditions of the Architectural Review Committee, dated February
15, 1978 and, after discussion, Committee action was approved as submitted.
REVIEW COMMITTEE ACTIONS - LOT SPLIT CASE NO, 78 -289, 268 ALDER ST,(ROBERTSOLTI
Planner Sullivan reviewed that Mr, Robertson was before this Commission
recently asking for a Variance, which was denied by the Commission. He has
since submitted a new tentative map, Planner Sullivan further advised that
all lots meet the requirements of the zoning Ordinance. There are two flag
lots in the rear and one normal lot in the front, Mr, Sullivan reviewed the
conditions of the Minor Subdivision Committee, dated February 15, 1978 and,
after a-- brief discussion, Committee action was approved as submitted,
475
476
Arroyo. Grande Planning Commission, 2 -21 -78 Page 9
REQUEST' FOR NEGATIVE DECLARATION - LOT SPLIT CASE NO. 78 -289, 268 ALDER STREET
(ROBERTSON),
: -There being no discussion regarding the Request for Negative Declaration,
the' : following action was taken:
NO, 78 -596 EIR
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE. ACCEPTING NEGATIVE ENVIRONMENTAL DECLAR-
ATION,
On motion by Commissioner Vandeveer, seconded by Commissioner Ries, and
by the following roll call vote, to wit:
AYES: Commissioners Cole, Harris, Moots, Ries, Vandeveer and
Chairman Gerrish
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 21st day of February 1978,
REVIEW COMMITTEE ACTION - LOT SPLIT CASE NO, 78 -290 1165 GRAND AVE, (FILER),
Planner Sullivan advised that Lot Split Case No. 78 -290 had been denied
by the Minor Subdivision Committee on the basis that the parcels do not meet
the minimum frontage requirements for the Highway Service District, There be-
ing no discussion, Committee action dated February 15, 1978 was approved as
submitted.
ADJOURNMENT
There being no further business before the Co,.:iu:ssi.•, th m ,`Q as
adjourned by the Chairman at 12:10 A.M.
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