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PC Minutes 2001-05-03ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 1 Chair Costello called the regular meeting of the Planning Commission of the City of Arroyo Grande to order at 6:00 p.m. ROLL CALL X Commissioner Brown X Commissioner Fowler X Commissioner Guthrie X Vice -Chair Keen X Chair Costello I. ORAL COMMUNICATIONS Otis Page spoke to the Planning Commission on their responsiblilities in regard to the General Plan Update. II. PLANNING COMMISSION REVIEW OF THE DRAFT GENERAL PLAN AND ENVIRONMENTAL IMPACT REPORT WITH CITY STAFF AND GENERAL PLAN CONSULTANT. This is a special meeting for Planning Commission review of the Draft General Plan documents. The Commission will not take any action at this time. Public hearings on the Draft General Plan will be scheduled at a later date. The Planning Commission will not take public comment during the discussion of this item. General Plan Consultant, Rob Strong, presented the following staff report and discussed the 12 Land Use Study Areas and the Draft Elements with the Planning Commission. The Long Range Planning Committee (LRPC) met on March 20, April 12 and April 17, 2001 to preview and discuss the General Plan Update (GPU) and Draft Environmental Impact Report (DEIR). The Council met on April 24 and April 30 to consider the Distribution Draft for Public Review and Comment that will be published and distributed on May 15 -20. Allowing 45 -day public review and comment after this "Distribution Draft" will enable initial Planning Commission public hearings on or after July 5, 2001. The focus of General Plan Update and DEIR involves twelve "Land Use Study Areas" which would be clarified or classified differently than shown on the 1990 adopted General Plan or the Envicom Corporation Draft Land Use Policy Map dated March 20, 2000. Comparison of these maps and existing conditions reveal that these 12 change or clarification areas contain most of the potential for additional development and cumulative growth issues and alternatives that the General Plan Update and EIR must address. Alteration to land use designations or refinements to uses and property development standards, inherent in the policy report, are NOT the type of change or clarification discussed. The alternatives for the 12 Land Use Study Areas are briefly discussed in this Distribution Draft. At the May 3, 2001 Planning Commission workshop session I will present three color maps which graphically show: 1) The adopted 1990 General Plan Land Use map; 2) The 2000 Draft Land Use Policy map proposed by Envicom; ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 2 3) The 2001 Draft Urban Land Use Element map approved by the City Council for the 2001 General Plan Update Distribution Draft for public review and comment. The changes or clarifications proposed by these maps within the 12 Land Use Study Areas will be the focus of further General Plan Update and EIR public hearings: 1.) Oak Park Acres at James Way This area is part of Oak Park Acres PD shown as Planned Development /Specific Plan on the 1990 General Plan and zoned PD1.1. The original 1976 PD designated this 5.7 -acre subarea for Neighborhood Commercial, but subsequently it was developed with a large church and related school. The 2001 General Plan Update proposes that the property be shown as CF Community Facility rather than Community Commercial as shown on the 2000 draft map. Existing churches and lodges will be distinguished by specific symbols on the LUE Update maps and proposed as conditionally permitted uses in all zones, including PF or CF. 2.) Rancho Grande — Noyes Road This remaining undeveloped 53 -acre property is part of the Rancho Grande PD shown as Planned Development /Specific Plan on the 1990 General Plan. It is zoned PD1.2 and shown on the Rancho Grande Conceptual Master Plan as two parcels that are part of "unplanned PD areas ". The EIR indicated 5 units on each parcel but the PD allows 1 unit per parcel unless rezoned. The Envicom draft map indicated Open Space and Low Density Single Family for the undeveloped area, but other single - family densities and open space configurations may be appropriate. Adjoining lots to the south in the City are generally 1- acre while County areas to the west and north are Residential Suburban also allowing 1- acre lots. The 2001 General Plan Update classifies this property as SFR -LD -PD Single Family Residential -Low Density (Hillside) Planned Development and Conservation /Open Space combining designations to retain natural slopes, drainage and vegetation over the majority of both parcels. Allowing a maximum of 1 du /1.5 ac. and encouraging cluster residential and open space, would enable up to 35 units. 3.) Rancho Grande — La Canada This un- subdivided 26.6 -acres containing two branches of Meadow Creek in two vegetated canyons and ridge adjoining single family subdivision to the northwest and southeast is part of the Rancho Grande Planned Development on the 1990 General Plan, zoned PD1.2. The Rancho Grande Conceptual Master Plan implied a 40 -unit cluster residential subdivision for a central portion of this parcel with the perimeter shown as open space. The Envicom draft map showed this parcel as Open Space /Restricted, normally applied to public owned property or involving open space easement or similar land use restriction. There is a proposed Tentative Tract Map 1998 also proposing 40 dwellings that would be affected by this General Plan Update. ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 3 The City Council decided that the Distribution Draft of the 2001 General Plan Update would classify the property as C /OS -PD, Conservation /Open Space, Planned Development allowing 1 du per 5 acres which might enable up to 5 units subject to PD approval. A project EIR would be required for PD planned development (General Plan Amendment would be required for more than 5 units). 4.) Royal Oaks Estates This vegetated hillside and creek canyon parallel to and west of Rodeo Drive was designated "Estate" residential as part of the Royal Oaks Estates Planned Development on the adopted 1990 General Plan. The area was subdivided into 4 large parcels ranging from 5 to 15 acres in size, each allowing 1 house unless converted to institutional uses such as church as occurred at the north and south end, adjoining Rodeo Drive. The Envicom draft map indicated both church parcels and the two estate lots as "Open Space ", but only the oak grove on the steep hillside to the east is protected by tree preservation easement. The 2001 General Plan Update proposes Community Facility classification on the church parcel while the 3 undeveloped residential lots would be designated Single Family Residential Low Density, all remaining in the Planned Development combining district with a density of 1 du per 1 .5 acres and limited to a maximum of 15 dwellings. The vegetated hillside and creek area subject to tree preservation easement agreement would be shown as Conservation /Open Space. 5.) Printz, Noyes and Oak Park Road Northern Sphere of Influence North of the City limits, the adopted County plans include a large portion (about 760 acres) of the Residential Suburban "Arroyo Grande Fringe Area" as within the City's Sphere or Influence, implying potential annexation. Most of the properties along Printz, Noyes and Oak Park Roads and numerous local streets and private driveways branching from these three County roads have been fragmented into parcels ranging from 1 to 5 acres, making future conversion to urban residential improbable. Water, sewer, roads, drainage systems, fire and police services associated with annexation and urban use would be very expensive and require area -wide improvements unlikely with hundreds of partially developed Residential Suburban fragmented parcels. The 2000 draft land use map proposed this Sphere of Influence as within the Urban Reserve Limit but classified Estate or Very low density Single Family Residential. The 2001 General Plan Update proposes to exclude this area except the small 60 -acre portion fronting on Highway 227 which would remain within the URL & SOI to enable possible annexation, subject to SFR- LD -PD, Single - Family Residential, Low Density, Planned Development. Other Residential Suburban County zoned properties in the Arroyo Grande Fringe Area to the north would be recommended for an increased minimum parcel size of 21/2 acres rather than 1 acre as currently allowed. This new Planning Area Standard would require County LUE amendment to implement but is more consistent with water, drainage, grading and traffic constraints apparent in the Fringe Area. ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 4 6.) Camino Mercado Only three undeveloped lots remain on the north side of Camino Mercado adjoining Open Space and Single Family Residential as well as cemetery, office, motel and Five Cities Center Regional Commercial uses. The 1990 General Plan indicates these parcels as part of the Oak Park Acres PD, designated for convalescent hospital, club and office uses by the approved PD1.1 zoning. The 2000 draft map showed Regional Commercial for the entire Camino Mercado area, including the cemetery, motel and office complex and undeveloped parcels. The 2001 General Plan Update proposes Mixed -Use, Planned Development as a more appropriate designation enabling residential, office and /or Commercial or other MU -PD proposals. The cemetery would be classified as Community Facility. 7.) Village Core Boundaries and Uses The 1990 adopted General Plan has a Village Commercial specific boundary defined on the land use map which includes several PF, SR and 0 zones but excludes adjoining Single Family Residential and General Commercial areas to the west, north, east and south. The 2000 draft map expanded the Village Center classification to include these internal and adjoining areas, but the enlarged boundaries and allowed uses would create numerous non- conforming developments unless clarified. For example two automobile sales agencies and at least 3 service stations exist on Traffic Way and East Branch /Grand Avenue entrances to the Village. If classified VC, these would be legally non - conforming and constrained from expansion or replacement if destroyed or discontinued. Existing Single Family Residential development adjoining the Village Commercial to the west, north and east are not logical candidates for mixed -use expansion, particularly commercial uses of the type encouraged in the Village Core. The 2000 map indicated Single Family Residential and Village Center land use on a 12 -acre remaining 1990 Agriculture designated property south of Cherry east of Traffic Way and a 5 -acre adjoining hillside property was also shown as SFR -MD and Conservation /Open Space. Each of these expansion areas should be separately considered and classified differently because each is already developed differently: The City Council decided that the Village Core would exclude existing Single Family Residential areas to the west, north and east. The Agriculture classification will remain on the property southeast of Cherry Avenue except a 2 -acre portion proposed for Mixed Use adjoining Traffic Way. Traffic Way south of Poole Street will be classified Mixed Use rather than Village Core. The 5 -acre hillside property will be reclassified from Ag to Single Family Residential, Low Density (Hillside) and allowing 3 dwellings with Conservation /Open Space combining designation. 1 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 5 8).) Frederick /ALC and Williams Properties Inside and Southeast of City Limits and SOL The 1990 General Plan designates the portions of the Frederick /ALC properties within the City as Residential Rural and Residential Hillside with the latter requiring Specific Plan and encouraging cluster development, possibly including other uses. The portion of Frederick /ALC property outside the City north of Freeway 101 and El Campo Road is zoned Agriculture in the County Land Use Element but is within the adopted Sphere of Influence implying potential annexation. The Williams property further southeast is outside the San Luis Bay Planning area, designated Agriculture and outside the adopted Sphere of Influence. The Frederick /ALC properties are pending separate Specific Plan and EIR consideration. The 2000 draft land use map indicated Business Park and Regional Commercial classifications on most of the Frederick /ALC property within a Specific Plan combining designation, except Open Space and Conservation overlay along Branch Mill Road and northern edge. The Williams property was excluded from the City's land use plan. The 2001 General Plan Update draft land use map proposes the Frederick /ALC property be classified Specific Plan and Specific Plan Reserve without underlying land uses prescribed, and includes the William's property as Specific Plan Reserve when added to the proposed Urban Reserve Line and SOI. 9.) Valley Road Agriculture South of Fair Oaks Avenue and Arroyo Grande High School, on both sides of Valley Road, outside the City limits, the County Land Use Element classifies the unincorporated properties as Agriculture. Because of prime soils and agriculture use, the area is excluded from the City's Sphere of Influence despite being literally surrounded by urban developments within the City limits. The 2000 draft land use map excluded this Agriculture enclave reflecting current City limits. The 2001 draft General Plan Update proposes that this surrounded Agriculture area be shown on the Urban Land Use map as County Agriculture but not be included within the City's Sphere of Influence and URL 10.) Farroll Avenue South of Soto Sports Complex, the 1990 General Plan indicates Residential Suburban within a Specific Plan for an un- subdivided agricultural property adjoining Residential Planned Development to the west and Multiple Family Residential subdivisions to the south and east along Farroll Avenue. The 2000 draft land use map designated the undeveloped agricultural property as Multiple Family without the PD or SP combining district. The City has received preliminary proposal from the property owner for a 25 lot Residential Suburban conventional subdivision of this remaining agricultural property, subject to specific plan approval required by the 1990 General Plan enabling 2.5 du /ac. ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 6 The 2001 General Plan land use draft map proposes Single Family Residential Low Medium Density Planned Development to encourage cluster residential, 2.5 du /ac. Planned Development, including possible expansion of Soto Sports Complex or public park and ponding basin potential. 1 1 .) East Grand Avenue Mixed -Use Corridor Boundaries The 1990 General Plan land use map classifies most of East Grand Avenue west of Freeway 101 as General Commercial adjoining residential areas to the north and south. A small portion of the GC zoned area is shown within a Specific Plan area now known as Berry Gardens. The 2000 draft land use map initiated consideration of a new Mixed Use Corridor classification along East Grand Avenue with a Specific Plan combining designations for the Mixed -Use area west of Juniper including part of Berry Gardens SP area. A large Specific Plan overlay was also shown for the residential and commercial zoned triangle south of 101, east of Halcyon and including East Grand Avenue frontage. The boundaries and abutting land uses of the Mixed -Use corridor require clarification or changes to better reflect existing or proposed land use refinements currently being considered by the City, without Specific Plan combining designations. The 2001 general Plan Update proposes East Grand Avenue Mixed Use corridor without requiring Specific Plans and including institutional and residential uses as well as commercial and office uses within the Mixed Use subareas known as Gateway, Midway and Highway. The Single Family Residential developments north and south of the Mixed Use corridor would generally remain SFR -MD rather than Multiple Family or Mixed Use as proposed by prior draft. 12.) El Camino Real The frontage of El Camino Real along the south side of Freeway 101 is designated with six different land use classifications on the 1990 General Plan land use map. Between Oak Park Road and Brisco Road, the frontage is classified General Commercial, Office, Multiple Family, Single Family and Industrial. From Brisco Road to Grand Avenue, the frontage of El Camino Real is Public Facility for the cemetery and General Commercial east of Halcyon Road to Grand Avenue. The 2000 draft land use map showed most of this corridor as Regional Commercial, but segments were also classified Single and Multi - Family, Community Facility and Mixed -Use with Specific Plan combining designation. 2001 General Plan Update proposes the entire El Camino Real frontage as Mixed Use including residential, office, commercial and industrial uses. Only the cemetery would be classified Community Facility on this Mixed Use corridor. In summary, these twelve clarification /change areas shown on the attached Land Use Study Areas map constitute the focus of proposed 2001 General Plan Update to the 1990 General Plan. This does not preclude other relatively minor clarifications or changes which are inherent in policy interpretation by the Planning Commission and City Council during public hearings on the Update and EIR. ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 7 In addition to Land Use Element map, the 2001 General Plan Update will include Circulation, Housing, Noise, Safety, Economic Development, Parks and Recreation and Agricultural, Conservation and Open Space Element policies and proposals. Most of these elements are graphically included on the Urban Land Use Element map but some changes involve other maps. Circulation Element: The separate street network map will include pedestrian /bike and equestrian trail system, with truck, transit, bike and scenic routes indicated by overlay. Study areas for freeway interchange and key intersection or segment improvements being considered or proposed will also be shown. These include El Campo- Traffic Way and Brisco - Halcyon -Grand . interchange PSRs. Highway 227 alternatives ranging from relinquishment to "relief" route study areas and /or possible future collector routes southeast of the Village and southeast of the High School are also shown on the 2001 Circulation Element map. Housing Element: This required element will utilize the only adopted policies of the 1990 General Plan until 2000 census details are available and analyzed for subsequent program amendments to the 2001 Update. The Urban Land Use Element contains many new opportunities for a variety of special needs and affordable housing as part of proposed Mixed Use and Village areas as well as broad diversity of Single Family and Multiple Family Residential classifications. No separate map will be part of this element. Parks and Recreation Element: The existing parks and recreation facilities are part of the Urban Land Use Element map and will also be detailed on this separate element map, not yet drafted. The path /trail and bike routes from the Circulation Element will also be shown or included by reference. The alternatives of additional recreation and park "Community Facilities" adjoining the Women's Club and South County Regional Center, and possible expansion of Park /Sports Complex and related recreation improvements between Ash and Farroll Avenues west of Elm will also be discussed. Sports complex expansion will also be discussed for the undeveloped High School property south of Arroyo Grande High School, for multi - purpose playfields, as part of Community Facility development. Noise Element: No map changes or proposals (other than concern regarding residential mixed -uses adjoining Freeway or arterial street traffic noise sources) are at issue. Safety Element: Police, Fire and City administrative office building safety and location within the Arroyo Grande Creek /Lopez dam failure inundation /flooding hazard areas are among the reasons the Update will encourage future civic center on West Branch adjoining South County Regional Center and Women's Club. The Community Facility designation would accommodate these future public buildings and /or public park and recreation alternatives discussed above. The Village Core will also enable government facilities, if the City decides to retain the fire station and City Hall where currently located or elsewhere within the Village Core. Economic Development Element: This new optional element reflecting economic development strategy for job creation and business retention is primarily a policy document. The Urban Land Use Element Map integrates many opportunities for Mixed Use, office, commercial and Community Facilities areas integrating employment retention ARROYO GRANDE PLANNING COMMISSION MINUTES FOR SPECIAL MEETING MAY 3, 2001 PAGE 8 and expansion. Agriculture and home occupations are also implied in Urban and Non - Urban areas. No separate map is proposed. Agriculture, Open Space and Conservation Elements: These elements, policies and proposals are generally integrated into the Urban Land Use Element (LUE) map. No map changes to County LUE will be proposed, but some changes to unincorporated County LUE by recommended planning area standards for the north Arroyo Grande Fringe Areas will be proposed. III. ADJOURNMENT On motion of Commissioner Keen, seconded by Commissioner Brown, the meeting was adjourned at 8:00 p.m. ATTEST: K.thleen Fryer, Commission Clerk AS TO ON . ENT: Kerry t ants Community Development Director Joseph Costello, Chair 1