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PC Minutes 1996-04-16ARROYO GRANDE PLANNING COMMISSION APRIL 16, 1996 The Arroyo Grande Planning Commission met in a Special session starting at 6:30 p.m. with Chairperson Keen presiding. Present were Commissioners Beck, Soto, Deviny, Lubin, Carr and Tappan. Community Development Director Doreen Liberto - Blanck was in attendance. INTRODUCTION OF LORI ROSENSTEIN - Community Development Director Doreen Liberto - Blanck introduced the new Associate Planner to the Commission. APPROVAL OF MINUTES - Corrections were noted by Commissioner Beck: • Commissioner Soto was present at both the special and joint meetings of March 5, 1996 and should be included in the roll call; and • Commissioner Lubin was absent from the meeting of February 20, he did not second the motion for adjournment as listed on page 9 of the draft minutes. The second was made by Commissioner Deviny. On motion by Commissioner Beck, seconded by Commissioner Lubin, and unanimously carried, the minutes of the regular meeting of February 20, 1996; the minutes of the Special meeting March 5, 1996; and, the Joint City Council and Planning Commission meeting of March 5, 1996, were approved as corrected. ORAL COMMUNICATIONS - NONE NON - PUBLIC HEARING - PEOPLES' SELF -HELP HOUSING CORPORATION, APPLICANT; CONDITIONAL USE PERMIT CASE NO. 94 -531; PROPOSAL FOR EXISTING OAK TREE (SUBSTANTIAL COMPLIANCE DETERMINATION); 163 SOUTH ELM STREET Community Development Director Doreen Liberto - Blanck informed the Commission that the applicant had requested a continuance so that they may explore alternatives to address the Commission's concerns as expressed at their last meeting. NON - PUBLIC HEARING - TATSUMI KAWAOKA, APPLICANT; REQUEST FOR INTERPRETATION OF GENERAL PLAN POLICY REGARDING CREDIT FOR AGRICULTURAL WATER USE; LOCATION EAST OF OAK PARK BLVD. BETWEEN GRAND AVENUE AND ASH STREET; BURTRUM JOHNSON, REPRESENTATIVE Community Development Director Doreen Liberto - Blanck presented the staff report. She stated that the applicant is requesting an interpretation of General Plan policy 1.4 of the Open Space and Conservation Element (OSCE). The Planning Commission has no authority to change the General Plan language but is empowered to make suggestions to the City Council regarding interpretation. The question of interpretation of policy 1.4 which could be interpreted to disallow credit for agricultural water use for any land use designated for agriculture when converted to urban use. The City has an informal agreement which limits the amount of water that can be pumped from the aquifer. If the Planning Commission agrees with the applicant interpretation, as outlined in his letter and the staff report, the matter would be presented to the City Council. At that time, the Council could direct staff to re- negotiate the "gentlemen's agreement ". 1 1 1 1 1 Arroyo Grande Planning Commission Page 2 April 16, 1996 Staff also noted that: (1) a new letter from the applicant representative had been distributed to the Commission on the dias; (2) staff has discussed the City of Grover Beach position regarding agricultural water with Mr. Tom Sullivan, Community Developtnent Director. He indicated that . their Council received a report in 1991 regarding the amount of water that they might take credit for on agricultural land developed since 1979; and (3) John Wallace, City Engineer, will be attending a Zone 3 meeting in the near future regarding the condition of the aquifer and the gentlemen's agreement. Chairperson Keen invited the applicant or his representative to address the Commission. Burtrum Johnson, applicant's representative - stated that he had held conversations with Grover Beach recently and it was his understanding that they were currently taking credit for their agricultural land conversion. He stated that if the City of Arroyo Grande decided to take credit, then the City would be able to utilize the additional water for future development. Mr. Johnson stated that he is in agreement with the staff's position that the area in question is urban by designation in the General Plan and therefore does not fall under policy statement 1.4 of the OSCE Element. He stated that he is in agreement with the intent as stated in Resolution #2 of the staff report. He requested the Planning Commission to adopt the Resolution and recommend this matter to the City Council at their May 23rd meeting. With no further comments from the audience, Chairperson Keen and requested Commissioner comments. Commissioner Lubin asked about the historic interpretation of the "gentlemen's agreement" and who it was that determined when land was no longer economically viable for agricultural use. Staff replied that historically there has been no credit taken for any land that was no longer in agriculture. In this instance it is the applicant who has determined that the land is no longer economically viable for agricultural use. Commissioner Deviny stated that if this land already was slated for development in the General Plan then the infrastructure must be calculated for buildout. Staff replied that is true, but the policy requires interpretation in any case. Chairperson Keen indicated that because the land had been considered in the build out calculations, there is no shortfall regarding water in the General Plan policy. Commissioner Soto stated that although the "gentlemen's agreement" is outdated, he doesn't feel that the City should take credit for agricultural land conversion because that has been the established policy. He stated that the water and sewer were available for development of this property at a specific density. Commissioner Tappan stated that the "gentlemen's agreement" is outdated and should be reviewed. He stated that policy 1.4 is clear and the that the City should get some credit for the agricultural water. Commissioner Carr agreed that the policy has been and should remain that agricultural water is for agricultural use. He cautioned that the City should be careful to maintain balance. He would like to see this project accommodated and not have them wait for any decision on the "gentlemen's agreement ". Commissioner Beck indicated that it is not fair to have this applicant wait for the results of the lengthy process of updating the "gentlemen's agreement ". Arroyo Grande Planning Commission Page 3 April 16, 1996 Community Development Director Doreen Liberto - Blanck stated that this applicant is asking for an interpretation that this is be a unique case. She stated that any additional water over and above what is already set aside for this project would go into the general City allotment for additional increased development potential. There was further discussion on how to allow this applicant to proceed; exactly how much water was in question; what the allowed density for the project would require in terms of water usage; how many other areas in the City could be in this same situation; and concern with opening up the "gentlemen's agreement" for discussion. The following action was taken: RESOLUTION NO. 96 -1555 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL PROVIDE THE INTERPRETATION THAT OPEN SPACE AND CONSERVATION ELEMENT POLICY 1.4 APPLIES TO ALL PROPERTY ZONED, DESIGNATED IN THE GENERAL PLAN, AND /OR USED FOR AGRICULTURAL PURPOSES On a motion by Commissioner Soto, seconded by Commissioner Deviny, and by the following roll call, to wit: AYES: Commissioners Soto, Deviny, Beck, Tappan, Carr and Keen NOES: Commissioner Lubin ABSENT: None The Commission took a break at 7:15 p.m. and reconvened at 7:30 p.m. ORAL COMMUNICATIONS - NONE PUBLIC IIEARING - GENCOM, INC., APPLICANT; LOCATION WEST BRANCII STREET /CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE); ANDY MARTON, REPRESENTATIVE a. Planned Development Ordinance Case No. 96 -001: PD Amendment to change the zone designation of a portion of the project area from General Commercial with a Specific Plan requirement to PD Specific Plan. b. Conditional Use Permit Case No. 96 - 541 (Specific Development Plan): PD Specific Plan for a Commercial development of approximately 360,000 square feet and associated architectural review. c. Tentative Tract Map No. 2220: 17 lot subdivision. d. Planned Sign Program Case No. 96 -118: Proposed sign program. 1 1 1 Arroyo Grande Planning Commission Page 4 April 16, 1996 Community Development Director Doreen Liberto- Blanck introduced Mike Multari of Crawford, Multari and Starr to present the staff report. The Commission originally reviewed this project in Concept in January of 1996. The purpose of tonight's review is to take a closer look at the project and to accept comments on the Draft Environmental Impact Report (DEIR). Comments on the DEIR will be accepted until May 20, 1996. Mr. Multari outlined the background of the project; presented a summary of the proposal; discussed the impacts covered in the DEIR; discussed mitigation measures where appropriate; discussed review by other City Commissions and Committees; recommended that the Commission accept public testimony; and continue the item to the May 21st meeting to allow staff to reply to comments. Mr. Multari stated that the DEIR had been prepared by Denise Duffy and Associates. Bill Calabrese is their sub - consultant and presented a computer simulation that he prepared of the site. This inclticled views from West Branch and Rancho Parkway into the site, as well as simulations from the homes over the site to the ocean. Mr. Calabrese explained how he has utilized still photographs to determine if ocean views would be blocked. Mr. Multari presented color illustrations of the site including landscape plans, internal circulation, sections to illustrate slope banks, proposed signage and architecture. Chairperson Keen opened the public hearing. Tony Ferrara, 759 Via Bandolero - stated that he is part of a citizen group that is independent of the official Rancho Grande Homeowner's Association. He stated that his intention is to provide constructive input and not block the project. He indicated that Mr. Frank Burner, a Rancho Grande resident, indicated that there is an eight (8) foot discrepancy in the computer simulation. He expressed concern that traffic impacts from this project on Rodeo Drive are not included in the DEIR. He requested that the time for traffic analysis comments be extended until the Omni -Means study, which addresses this concern, can be reviewed and commented upon. He stated that some of the alternative traffic patterns suggested in the DEIR would be more beneficial to the existing neighborhood. Christine Ferrara, 759 Via Bandolero - stated that she felt this was an exciting project but it must be kept in balance. She expressed concern with the scale of the project and the air quality finding that there was no mitigation measure which would alleviate the impact. She stated that the 2,400 parking spaces provided would not encourage people to utilize public transportation. Steve Wharton, 746 Via Bandolero - read a letter into the record regarding the proposed noise that the project would produce. He expressed concern that the topography would exacerbate the noise. and requested strict enforcement of the specific delivery hours to the project. Will Schaefle, 734 Via Bandolero - stated that he was concerned with the size and relative scale of the project. He stated that alternatives studied in the DEIR presented smaller buildings with less mass which would be more appropriate to the area. He expressed concern that a project of this magnitude may not be able to be supported by the existing population in the vicinity. Ray Burnell, Principal of St. Patrick's School at 900 W. Branch - stated that he sees the economic potential. for development but is concerned with how the project will affect the school. He has had conversation with GenCom, Inc. and the diocese of Monterey which owns the school. He expressed the following main concerns: Arroyo Grande Planning Commission Page 5 April 16, 1996 • security access to the elementary school campus; • noise impacts since there is a residence on the property and school is in session during the day; • the type of impact that will occur along the Branch Street frontage; • the problem of the site being an attractive nuisance to children during the construction phase; and • impact on families attempting to access the school property during community activities and school hours. Mr. Burnell stated that he was interested in working with GenCom, Inc. and felt that they would be cooperative in addressing his concerns. Anthony Detweiler, 202 Avenue De Diamante - stated that his home would not be visually affected by the project but he expressed concern with the traffic situation and proposed some alternative solutions: • proposed plan creates a second intersection on Rancho Parkway necessitating left hand turns into the project - he suggests moving the main entrance onto West Branch which is more able to handle the traffic; • proposed plan forces residents to drive through the shopping center area to their homes - he suggests a private entrance to Rancho Grande to the south of the site; • proposed plan causes security concerns for existing residential neighborhoods - he suggests closing Via Vaquero at Rancho Grande thereby discouraging drive -thru traffic; • proposed plan creates grade crossing for both pedestrians and automobiles to move from one section of the center to the other - he suggests an undergrade crossing for pedestrians and automobiles; and, • proposed plan does not utilize existing Oak Park freeway interchange - he suggests Camino Mercado to the rear of the project be made one way and that trucks and traffic from the Oak Park interchange be directed up Camino Mercado to enter the shopping center at the northwest corner. Steve Cool, Attorney, Arroyo Grande - stated that he represents the owner of the property being discussed this evening. The owner still has 500 subdivided lots that he intends to market and he is concerned with the quality of the development. Aesthetics, traffic, noise and scale were all issues of concern. The owner is extremely pleased with the proposed center and is certain that the problems that still exist can be addressed in a satisfactory manner. Heather Jensen, Arroyo Grande Chamber of Commerce - stated that the Chamber Board will be submitting a letter in response the DEIR. She expressed enthusiasm for the economic benefits the new project will being to the community. However, the Chamber encourages GenCom, Inc. to recruit businesses which do not compete with existing businesses in Arroyo Grande. Andy Marton, GenCorp Inc. representative - stated that he is confident that the issues of traffic, air quality and aesthetics are being adequately addressed with residents, staff and consultants. He stated that some of the traffic concerns are being mitigated by fees, he stressed the economic benefits to the City and discussed the fact that aesthetics was a major issue of concern. Mr. Marton stated that all of the infrastructure for the project would be completed at one time. He stated that a strong interest was being shown in the project and he was confident that as approvals were obtained they would be close to full tenancy so that empty pads would not be a problem. 1 1 1 Arroyo Grande Planning Commission Page 6 April 16, 1996 With no further comments from the audience, Chairperson Keen closed the public hearing and requested Commissioner comments. Commission Beck stated that many interesting concerns had been raised this evening and she would be interested to see how they were dealt with. Commissioner Carr expressed concern with the amount of commercial being developed in Arroyo Grande and the surrounding area; noted that there must be something special to draw people to one center instead of another; stated that traffic and circulation needed more study; would like to see the amount of parking reduced; felt that additional mitigation measures should be pursued for air quality; and consideration should be given to reducing the scale of the project. Commissioner Tappan expressed concern with the massive asphalt expanse; stated that smaller parcel presented more attractive architectural treatment with greater articulation; and expressed interest in having 60 to 70% of the buildings being leased, prior to the start of construction. Commissioner Soto suggested that part of the large lot might be utilized for a Park & Ride area; expressed concern with the scale of the signage for the project; stated that there may be merit to the concept of an additional entrance at Camino Mercado; stated that the landscaping for the parking and building areas appears to be adequate; and expressed his support of the project and its benefit to the City. Commissioner Deviny stated his feeling that the City should have more land zoned for light industrial; stated that the comments from the audience were constructive and well phrased; felt that the unavoidable impacts listed in the DEIR should be more closely studied; expressed concern with the size of the parking lot; and would like to see more attention given to the aesthetics of the project. Commissioner Lubin expressed concern with the elevations as presented; stated that he would like more information on how the houses on Via Vaquero will be impacted; stressed that parking seems to be exaggerated; expressed concern with the landscaping adjacent to Via Vaquero and the view that will be presented across Camino Mercado; stated that he was concerned with the security issues for the adjacent school; expressed support for the concept of an alternative entrance; and stated that he supports the project if the other issues can be worked out. Chairman Keen inquired why all comments were regarding left turns; stated that many projects come in and require additional parking, while this one appears to have an overabundance and perhaps it could be broken up more; stated that the circulation concerns need to be addressed. Andy Marton, GenCom Inc. representative - asked to address the Commission briefly. He stated that the amount of parking was based on the requirements of the City Zoning Ordinance and they were approximately 400 spaces over. He indicated that during the design of the project they had attempted to avoid areas where future residential development would occur and that is why Camino Mercado was not suggested as an alternative entrance. Mike Multari advised that audience that any additional comments could be presented to the City or sent directly to his office and that all would be addressed in the final EIR. Tony Ferrara inquired when the Omni-Means study would be available. Mr. Multari stated that they would provide the study as soon as it was issued and that would probably be in early May. Arroyo Grande Planning Commission Page 7 April 16, 1996 On a motion by Commissioner Tappan, seconded by Commissioner Deviny, and unanimously carried, the item was continued to the meeting of May 21, 1996 at 7:30 p.m. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS - NONE WRITTEN COMMUNICATIONS 1. Agenda Item No. II.B.; letter from Burtram Johnson 2. Agenda Item No. III.A.; letter from Maurice Philips ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Lubin, seconded by Commissioner Soto, and unanimously carried, the meeting was adjourned at 9:40 P.M. to the next regular meeting on May 7, 1996. ATTEST: ttre 1 Breese, Commission Clerk A TO CO TENT: P it s. Doreen Libe - Blanck IC Community Development Director Keen erson Jo)n( , rp 1 I