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PC Minutes 1990-02-26ARROYO GRANDE PLANNING COMMISSION February 26, 1990 The Arroyo Grande Planning Commission met in special session at 7:00 P.M. with Chairman Carr presiding. Present are Commissioners Moore, Brandy, and Fischer. Commissioners Soto, Gallagher and Flores are absent. Also in attendance are Planning Director Liberto - Blanck, Long Range Planner Bierdzinski, City Attorney Skousen, and Lloyd Zola of Planning Network. CONTINUED PUBLIC HEARING - UPDATE AND REVISION OF THE CITY OF ARROYO GRANDE LAND USE, HOUSING, OPEN SPACE AND CONSERVATION ELEMENTS AND DRAFT ENVIRONMENTAL IMPACT REPORT (CITY OF ARROYO GRANDE) Chairman Carr reviewed that this is the fourth meeting held by the Planning Commission on the General Plan process. He noted that at least two of the meetings were spent listening to public testimony and we have reviewed all of the issues a couple of times. At the last meeting public testimony was concluded, at least for the time being, and the Commission started working to resolve some of the issues that have come up and try to come to some kind of agreement on various its of concern. He stated that tonight's meeting will be devoted mostly to reviewing some old items that have come up and have not yet been resolved, and dealing with the rest of the items listed on.the agenda, which includes items 3 through 19. COMMISSIONER SOTO ENTERED THE MEETING DURING THE ABOVE DISCUSSION Lloyd Zola from Planning Network, reviewed that this General Plan process was started quite awhile back with a series of interviews and public meetings. Since that time there have been workshops with the City's Commissions and Council, and some things that came out very clear were the following underlying philosophies: 1. The City wishes to maintain its traditional ties with agriculture, and wishes to retain agricultural to the extent that it possibly can for a long term in the City. 2. The second concern was the desire to maintain a rural small town character. 3. The third issue was the one related to resources. Our understanding of the direction that we have been given is that the City should live within existing resources. Commissioner Fischer stated she feels comfortable with the purpose, the statement and the policies stated, and what she feels Arroyo Grande should be like in ten to twenty years, and she feels we should retain agriculture and we should live within our means. Other Commissioners agreed with Commissioner Fischer's statement. Chairman Carr stated it is his belief that the goals and policies set forth generally are very good goals and is how he would like Arroyo Grande to be. He further stated he feels we need to look beyond our existing City boundaries to provide assurance that it will remain that way, and somewhere along the line, we need to address the issue of Sphere of Influence and what is going to happen around our boundaries. Long Range Planner Sandra Bierdzinski reviewed the staff report, dated February 16, 1990. She stated some of the loose ends that were discussed at the last meeting of February 6th need to be resolved. She referred to Item #2, the properties along Myrtle Street and Cherry Avenue, stating that the area was designated for 1 dwelling unit per acre under the category of hillside residential. There was a comment made at the last meeting that perhaps this was not a proper name for that category since the land is basically flat. Staff is recommending that the category of 1 dwelling unit per acre be changed to rural residential. There were no objections to this recommendation. endation. The next area is the Wilma Pacific property and Mr. Frederick's property. These properties are to be designated for residential uses with a density of 1 dwelling unit per 1.5 acres. With regard to the Frederick's property, she stated that a clarification was needed regarding the three parcels shown on the map in 1 1 .146 Arroyo Grande Planning Commission, 2/26/90 the staff report. Two of the parcels were recommended for RH, or what is now going to be called the Rural Residential category of 1 dwelling unit per acre, and the one large parcel that is mostly the hillside area would be 1 dwelling unit per 1.5 acres and would have the requirement of having a specific plan prepared for that area. There were no comments from the Commission regarding this recommendation. Regarding the Wilma Pacific property, that was to be.shown for 1 dwelling unit per 1.5 acres south of the high school, Ms. Bierdzinski stated the map indicates the parcels that are part of the Wilma Pacific proposal, there is one parcel that is wedged in between the high school and their project, which if we changed their project and left it the way it is shown on the plan it would be shown for agriculture, and wouldn't really make sense. Since that parcel is owned by the Lucia Mar Unified School District, staff is suggesting it be designated PF. She also stated that the new category of 1 dwelling unit per 1.5 acres needs a name and suggested that the Hillside Residential name be placed on this category since these lands are gently rolling hills and would fit that type of terrain. There were no comments from the Commission regarding the staff's recommendations. Ms. Bierdzinski stated staff has no further comments on the preliminary decisions that are listed in the staff report, Items 5 through 9, and unless there are comments from the Commission, she recommended discussing the responses to the Planning Commission inquiries that are listed on Page 6 of the staff report. There were no questions or discussion on It 5 through 9 of the staff report. Mr. Zola reviewed Item 1 on Page 6 of the staff report regarding agriculture economic viability and implementation action. After review, Chairman Carr advised that, unless there is serious objection now, any questions the Commission has on this subject can be answered when the ordinance is considered. Mr. Zola stated that the policy decision staff is looking for now is the decision to use economic viability as one of the determining factors in the conversion of land related to Policy 1.2. He further stated that if the Commission has a concern with the use of economic viability as a criteria, now would be the time to discuss it. If economic viability, as a criteria, is not an issue, then staff will define it as we go. The Commission indicated they were in favor of the staff's recommendation. Ms. Bierdzinski referred to Item 2 on Page 6 of the staff report concerning the Ridgeview Way area. Staff's proposal is that the area west of Printz Road could be designated 1 dwelling unit per acre, and that the area east of Printz Road be designated 1 dwelling unit per 1.5 acres. She pointed out that this designation would be consistent with the existing zoning along Ridgeview Way. The existing restrictions on further subdivisions would have to be contained in the revised zoning ordinance. She commented that this area should be a transition to the large rural lots in the County. There were no objections or comments from the Commission at this time on the staff recommendation. Mr. Zola reviewed the concept of transferring development rights as outlined in Item 3, Page 8 of the staff report. Chairman Carr asked how this type of program protects non -prime land within the City limits? Mr. Zolo advised that the program, as discussed, would not protect non -prime agricultural land; it is designed to protect prime land. If the City wants a program that protects non -prime land then all agricultural lands, prime and non - prime, would be the starting point of the density transfer, and therefore you could transfer the density from the non -prime land to other areas. Chairman Carr commented that if the City is . going to be serious about protecting the agricultural land and try to keep it viable within the City, then he would like to see a program that would allow that to happen with non- prime land, rather than just protect prime ag land and not have the opportunity for someone to sell the development rights and generate enough revenue from that to remain in agriculture. The Commission indicated an interest in a transfer development rights program that would be designed to protect both prime and non- prime ag lands. Commissioner Soto stated he would like to see a report on the feasibility of such a program first. With regard to water availability, Ms. Bierdzinski referred to two memos included-in the staff report (Attachment A) from Director of Public Works Paul Arroyo Grande Planning Commission, 2/26/90 Karp. Mr. Karp reviewed that the Commission previously directed staff to look at some alternatives, and the Commission's preference was to incorporate implementable programs into the General Plan which would include water conservation, cluster development, limiting the number of building permits issued for lots approved each year, retrofitting, and adjudicate the ground water basin in Arroyo Grande. He suggested that perhaps the Commission would like to have a study session in the near future to review the alternatives listed. Ms. Bierdzinski referred to Item 5 of the staff report regarding Alder Street. She reviewed that at the last meeting, Alder House was recommended for Senior Housing and the Commission directed staff to look at the remaining portion of that block. She advised that the parcels colored in red would be the remaining parcels that would be shown for single family. The lower half of the block has already been shown for multiple family, which is the Condominium/Townhouse category, which under the lower density alternative is 9 dwelling units per acre. Staff is recommending that the parcels in red also be shown for Condominium /Townhouse. Commissioner Soto stated he has a conflict of interest with this item. There were no other comments fran the Commission. Ms. Bierdzinski read into the record copies of letters received after preparation of the staff report. A letter from Mr. Kirkpatrick and Mr. Nooker stated that a Sphere of Influence Study should be undertaken, and also suggested that the City plan for additional water supplies. The next letter received was from the Montessori School, and they are interested in the property at the southeast corner of Oak and Bennett, which is proposed in the General Plan for Highway Commercial. Also, received was an item listed as Vista Del Mar titled "Possible Additional General Plan Policy ". She stated it is her understanding that the Vista Del Mar proponents have a new proposal that they would like to present to the Planning Commission. Ms. Bierdzinski stated that there are a few items under Agriculture that staff would like to bring to the Commission's attention. First is the property owned by Tony Marsalek at 536 E. Cherry Avenue. Staff is recommending that property be shown for single family at a density of 1.5 dwelling units per acre. There were no comments from the Commission on this recommendation. Ms. Bierdzinski referred to the Carlson property located at 1190 W. Branch Street which is surrounded by the Rancho Grande development. She stated Mr. and Mrs. Carlson are requesting they be allowed to divide this two acre parcel into three lots. Staff is recommending, since we don't have a category for 1.5 dwelling units per acre, 1 dwelling unit per acre. The current General Plan designation is agriculture. The overall density in the Rancho Grande development is 1.3 dwelling units per acre. Chairman Carr commented he is satisfied with the staff's recommendation of 1 dwelling unit per acre for this property as it seems to be generally in keeping with the surrounding land use. There were no further comments from the Commission on staff's recommendation. Since there were no additional staff comments relative to either the agricultural or residential categories, Chairman Carr opened the meeting for public testimony on these two categories. John Willbanks, RRM Design Group, spoke representing Wilma Pacific. He outlined a new proposal that would allow 2.5 units per acre and include a plan for affordable housing. Chairman Carr inquired about the interest in the school property, and Mr. Willbanks indicated they would like to see that property redesignated as residential or public facility. Vickie Finucane, Attorney, filling in for Judy Skousen, stated she would have some concerns on this, basically by setting an outside limit of 2.5 dwelling units. She stated that State Law allows a density bonus for low income housing of 25%, and normally density increases would not be given for site improvements. She further stated this comes close to spot zoning, and she would be concerned about this extension of bonus being justified. Lloyd Zola stated that under the existing General Plan, 60 acres at 1.5 dwelling units per acre would permit 40 units; 2.5 dwelling units per acre would allow 150 units and, the question is whether the site itself is appropriate for 2.5 dwelling units per acre, and staff's recommendation is that the site is not appropriate for the density being requested. After discussion, the staff's recommendation of 1 unit per 1 -1/2 acres was agreed on by the Commission. 3 1;48 Arroyo Grande Planning Commission, 2/26/90 Regarding the request of the Montessori School, Ms. Bierdzinski pointed out that a school is not specifically allowed under the Highway Commercial category, however, it is allowed in the Public Facility category. Mike Miller, 387 Corbett Canyon Road, stated it is his understanding that the proposed plan would allow a school such as theirs in the Public Facilities zone. He further stated they are looking at property at Oak and Bennett Avenue. The property is residential on one side of the street and there are churches along Bennett Avenue. Also there would be virtually no traffic impact because the school would just be moving a few blocks down the street. Ms. Bierdzinski advised the Commission they should determine whether or not schools should be allowed in the Highway Commercial category. She also advised there is the option of designating or changing the category to something that will permit a school. Planning Director Liberto -Blanck pointed out that, the applicant is asking that the Commission designate the area in a category that would permit schools. Chairman Carr stated his feeling that it doesn't seem appropriate to make spot designations, and it doesn't seem appropriate that schools be allowed in the Highway Commercial category. After further discussion, staff was directed to review the question and come back at the next meeting with a recommendation after looking at the options. Coker Ellsworth, 129 Bridge Street, spoke regarding the property on Cherry Avenue and Branch Mill Road, approximately 16 acres. He stated he has been trying to develop this property for 12 years, and now, with the new General Plan, his property is going to be totally surrounded with residential property. He stated he would like to see some type or residential designation placed on this property because that is what it was when he purchased it. Ella Honeycutt, 560 Oak Hill Road, spoke regarding Mr. Lemon's property, on Lemon Lane, referring to a letter from Mr. Garing requesting that the property be rezoned like Tract 108, 176 and 555. Staff's report was that they agreed with the request. She stated she has an inventory and evaluation that is actually a recorded document in the County, where, in 1975 the Soil Conservation Service did an inventory on this property. She read from the inventory. She stated that Mr. Lemon agreed to this document when he obtained his lot split. She asked that the Commission take the steepness of that land into consideration, and the oak trees on the land. If the category gives him 18 houses on the property, it is going to be quite severe for the people on Rosewood Lane. With regard to Mr. Lemon's property, Ms. Bierdzinski advised that staff's initial recommendation was for Residential Suburban category with a density of 2.5 units per acre. She pointed out that the actual built -out density in the area surrounding Mr. Lemon's property is about 3 dwelling units per acre. In discussing the matter with the City Attorney, it should be noted that, if there are unique characteristics of that property that make it unsuitable for the 2.5 dwelling units per acre, then it is a health and safety reason for not showing it for that density, however, the property has to be different from the surrounding property. She stated the entire hilltop is currently zoned RA -B3. There are policies in the Open Space and Conservation Elements regarding hillside grading and policies on oak tree preservation that would come into play if the property were to be further subdivided, and under the RS density they would have to go through environmental review and these concerns could be addressed at that time. Commissioner Fischer stated that, because of the topography, she doesn't feel 2.5 units per acre is appropriate, and that the Hillside Residential category of 1 dwelling unit per 1.5 acres would be more appropriate for this area. The Commissioners agreed with Commissioner Fischer on this designation. Wes Carlson, 1190 W. Branch Street, spoke regarding his property. He stated they are committed to maintain the old Rancho Grande ranch house as built, as well as the old water tank structure. In order to keep that commitment, they need to split off a couple of the lots into 1/2 acre lots. The land around them is 1.3 units per acre, but the actual lot sizes that are going to surround the property will be half acres. He stated, in talking with staff, they are recommending Hillside Residential, 1 unit per acre. He stated he believes his request is reasonable and they would be within the Rancho Grande CC & R's on the two lots that would be split off. Ms. Bierdzinski explained that the density Mr. Carlson needs is 1.5 units Arroyo Grande Planning Commission, 2/26/90 per acre. After discussion, the recommendation made by staff (1 unit per acre) was agreed upon by the Commission. Bob Thompson, 229 Short Street, inquired about his property at the northeast corner of Short and Poole Street. Ms. Bierdzinski stated that at the last meeting the Commission talked about the Village area and those areas that were previously zoned single family or cunmercial. She stated that Short Street was used as the dividing line between single family and multiple family category, and the current designation is single family. Another area discussed was Dr. Jorgensen's property on Halcyon and Alpine. The Commission agreed that the office designation was appropriate for the front portion of the property, but felt that the back part should .remain in the single family residential category. Ms. Bierdzinski reviewed the balance of the items listed on the agenda and there were brief comments made by Commissioners. Planning Director Liberto -Blanck suggested that a special meeting be scheduled for Monday, March 19th at 7:00 P.M., and that the regular meeting of March 20, 1990 be cancelled. She stated at that time, staff will come back with all the necessary resolutions with findings and changes as discussed tonight for the Commission's review and recommendation to the City Council. ADJOURNMENT 'There being no further business before the Commission, the meeting was adjourned at 1040 P.M. The regular meeting of March 20, 1990 was cancelled, and a special meeting scheduled for Monday, March 19, 1990 at 7:00 P.M..in the City Council Chambers. A'1 Ti ST : Pearl L. Phinney, Secretary 5 141 Robert W. Carr, Chairman 1 If§