PC R 09-2089RESOLUTION NO. 09-2089
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL
DENY GPA/DCA CASE NO. 09-001 AND TENTATIVE TRACT MAP NO.
3015 REGARDING SUBAREA 2, LOCATED ADJOINING HILLCREST
RESERVOIR #2, NEAR HILLCREST AND STONECREST DRIVES,
INITIATED BY THE CITY AND APPLIED FOR BY HILLCREST LAND
COMPANY.
WHEREAS, the City of Arroyo Grande initiated GPA/DCA Case No. 09-001 including
proposals for land use designation and zoning changes for Subarea 2, including a one
acre eastern portion of the Hillcrest Reservoir #2 Public Facility (PF) district to Multiple
Family (MF) Residential district; and
WHEREAS, the Hillcrest Land Company and Howard Mankins submitted an offer to
purchase 1.0 acre more or less of potential surplus City property and to combine it with
adjoining, existing Multiple Family Residential zoned vacant land south of Stonecrest
Tract No. 2328 and included approximately one (1.0) acre of adjoining undeveloped
hillside Industrial Mixed Use zoned property to the east, added to GPA/DCA 09-001 in
July, 2009; and
WHEREAS, the Hillcrest Land Company and Howard Mankins applied for Tentative Tract
Map No. 3015 consisting of thirteen Planned Unit Development single family residential
lots and approximately 1.0 acre Lot 14 for Multiple Family development, with access to a
new public cul-de-sac street extending southeast from Hillcrest Drive; and
WHEREAS, the Planning Commission held public hearings on GPA/DCA 09-001
regarding Subarea 2 as Amended and on TTM No. 3015 as proposed including CEQA
initial studies and draft Mitigated Negative Declaration considered at regular meeting of
April 7, July 7, July 21, August 18 and September 1, 2009; and �
WHEREAS, the Planning Commission finds, after due study, deliberations and public
hearings conducted on April 7, July 7, July 21, August 18 and September 1, 2009 that the
following circumstances exist:
Tentative Tract Map Findings:
1. The proposed GPA and DCA for Tentative Tract Map No. 3015 is not consistent
with the goals, objectives, policies, plans, programs, intent and requirements of the
2001 Arroyo Grande General Plan and the Development Code as amended, due
primarily to inadequate circulation.
The Planning Commission considers proposed access from narrow and steep
segments of Hillcrest Drive via the adjoining Residential Suburban low density
district inappropriate and inadequate for proposed Multiple Family (MF) Residential
PUD subdivision and development.
2. The site is not physically suitable for the type of development proposed, due to the
inappropriate and inadequate circulation described above.
RESOLUTION NQ. 2089
TENTATIVE TRACT MAP NO. 3015
PAGE 2
Access from Hillcrest Drive lacks sufficient street width and sidewalks and
proposes excessive and incompatible traffic impacts on a low density Residential
Suburban neighborhood. The Planning Commission suggested that alternative
subdivision access to EI Camino Real via improvements to Stonecrest Drive be
considered subject to revised tentative tract map application public hearings.
3. The site is not physically suitable for the proposed density of development due to
the unacceptable circulation provided by access to and from deficient and unsafe
Hillcrest Drive as currently configured.
The City should consider fire lane and no parking signs and enforcement to
prevent blockage of deficient segments of Hillcrest Drive which is also an essential,
unavoidable pedestrian route to and from Ocean View Elementary School.
4. The design of the tentative tract map and the proposed improvements are not
likely to cause substantial environmental damage or substantially and unavoidably
injure fish or wildlife or their habitat.
However, widening and improving Hillcrest Drive to eliminate street and sidewalk
constraints and improve circulation and provide access to City Standards would
require removal of numerous mature oak trees and contribute to increased storm
water runoff that may not be mitigated to less than significant impacts.
5. The design of the subdivision or type of improvement is not likely to cause serious
public health problems, however, traffic safety concerns caused by circulation and
access constraints and off-site street and sidewalk deficiencies are unacceptable.
6. The design of the tentative tract map or the type of improvements will not conflict
with easements acquired by the public at-large but will not provide for access
through or use of property or improvements needed for adequate access and
appropriate vehicular and/or pedestrian/bike routes to school.
7. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements as prescribed in
Division 7(commencing with Section 13000) of the California Water Code.
However the subdivision, if developed, would need to obtain "will serve" letter from
South SLO County Sanitation District and participate in correction of several City
sewer collection system deficiencies as mitigation measures and/or conditions of
approval.
8. Adequate public services and facilities do not exist nor would be provided as a
result of the proposed tentative tract map to support project development.
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Unless or until off-site improvement to either or both Hillcrest Drive and/or
Stonecrest Drive are achieved, equivalent to minimum City access and circulation
standards for street and sidewalk improvements, neither acceptable access or
adequate fire response can be assured.
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RESOLUTION NO. 2089
TENTATIVE TRACT MAP NO. 3015
PAGE 3
NOW THEREFORE BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande finds potential adverse access impacts and inadequate and inappropriate
circulation proposals and recommends to the City Council that GPA/DCA 09-001 for
Subarea 2 as initiated by the City and Tentative Tract Map No. 3015 as applied for by
Hillcrest Land Company be denied.
On motion by Commissioner Ray, seconded by Commissioner Brown, and by the
following roll call vote, to wit: ,
AYES: Commissioners Ray,
NOES: None
ABSENT: Commissioner Keen
Brown, Barneich and Ruth
the foregoing Resolution was adopted this 1 st day of September 2009.
ATTEST:
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DEBBIE WEICHINGER, CAREN RAY, A
SECRETARY TO THE COMMISSION
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