PC Minutes 1990-01-02Arroyo Grande Planning Commission
January 2, 1990
The Arroyo Grande Planning Commission met at 7 :00 P.M. at the South County
Regional Center with Chairman Carr presiding. Present are Commissioners Moore,
Flores, Fischer, Gallagher and Brandy. Commissioner Soto is absent. Also in
attendance are Planning Director Liberto - Blanck, Long Range Planner Bierdzinski,
Current Planner Spierling, City Attorney Skousen and Lloyd Zola, Planning
Consultant with the Planning Network.
PUBLIC HEARING (CONTINUATION) - CONDITIONAL USE PERMIT CASE NO. 89-
455 /ARCHITECTURAL REVIEW CASE 89 -434, 290 RIDGEVIEW WAY, SECOND RESIDENTIAL UNIT
OVER GARAGE (ED CHADWELL).
Chairman Carr announced that the applicant has requested that this item
be continued for two weeks to the meeting of January 16, 1990.
PUBLIC HEARING - UPDATE AND REVISION OF THE CITY OF ARROYO GRANDE LAND USE,
HOUSING, OPEN SPACE AND CONSERVATION ELEMENTS (CITY OF ARROYO GRANDE.)
Chairman Carr advised that the meeting tonight will primarily be limited
to hearing testimony from the audience on the proposed amendment to the General
Plan. He advised that "Request to Speak" forms are available from staff for
those persons wishing to speak on the proposed amendment.
Planning Director Liberto - Blanck thanked the Chamber of Commerce for
allowing the City to use the Regional Center for these hearings, and also thanked
the audience for coming to this first public hearing on the General Plan
amendment. She briefly reviewed the State law requirements relative to General
Plan updates, noting that the General Plan provides direction for the community
for the next 5 to 10 years. The City is currently looking at the land use, open
space and conservation, and housing elements. After the adoption of the
elements, the zoning and subdivision ordinances will be revised to make sure they
will be in conformance . with the General Plan, and a Resource Management Plan
adopted, Ms. Liberto - Blanck advised that the Council wanted to be sure that
everyone in the City was informed about the public hearing on the General Plan
update and, therefore, a one - eighth of a page ad was published and over 5,000
notices were sent out, which included all property owners within the City, and
property owners 300 feet outside of the City's boundaries.
Ms. Liberto - Blanck read into the records a letter signed by Jeannette
Tripode, 521 E. Cherry Avenue, received January 2, 1990, containing a petition
signed by residents of East Cherry Avenue, Launa Lane and Los Olivos Lane,
stating that the residents do not consider agricultural activities next to or
near their property undesirable.
Ms. Liberto - Blanck asked that Mr. Lloyd Zola, of Planning Network, address
the Commission and audience to provide a more detailed presentation of the
General Plan update.
Mr. Zola explained that the General Plan is a statement by a community as
to how it intends to manage its future. He stated the Planning Commission will
be asked at the conclusion of these hearings to make a decision as to what Arroyo
Grande's future will be in the 21st century. The elements that will be talked
about this evening are the land use, conservation and open space,'and housing
elements. He stated the key portion of the land use element relates to what
basic policies govern how land is used and where development will occur. Some
of the key issues are how water will be used, and where and what will be the
City's policies toward agriculture as we move into the 21st century.
Mr. Zola advised that, following adoption of these elements, there are
three other elements that need to be updated; the circulation element, safety
element and the noise element. He explained the process to develop the four
elements before the Commission, noting that there are some very firm bases for
the plan. He briefly discussed the Existing Setting Report, which identifies
existing conditions and provides background information for the general plan
update and the EIR. A Community Issues Report was also prepared, which resulted
from interviews with a number of different sources, such as Council members and
community leaders representing a broad range of opinions.
Mr. Zola reviewed some of the major issues, such as water and its
availability, agricultural land, R -3 zoning, annexation and City boundaries.
Chairman Carr stated it is evident that a lot of work and a lot of
preparation has gone into this draft plan, and it is now the Commission's job
to mold it more precisely to the desires of the community. He encouraged the
audience to express their views on what they think Arroyo Grande should be.
Upon being assured by the Planning Commission Secretary that the public
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hearing for the update and revision of the land use, housing, open space and
conservation elements had been duly published and all property owners notified,
Chairman Carr declared the hearing open.
Tony Marsalek, 536 E. Cherry Avenue, spoke regarding the property on Cherry
Avenue, and requested it be excluded from agriculture designation. He stated
the property of approximately 10 acres is located adjacent to his residence and
is surrounded on two sides by residential, and he is concerned about dust,
pesticides, and so forth. He stated it should remain RA -B3 or designated R -1.
Coker Ellsworth, 129 Bridge Street, stated he owns the property on Cherry
Avenue previously discussed, and when he bought the property it was zoned RA-
B3. He commented that the major concern for that property has been drainage,
and he and his partner, Vick Pace, are the only people capable of solving the
existing drainage problem, and rezoning the property to agriculture will totally
eliminate the possibility of that ever happening. He stated he objects to
agricultural rezoning of the property.
Grace Stilwell, 734 Myrtle Street, inquired about specific lot sizes for
the RA - B3 zone, and inquired how density is going to be determined. She also
asked what the plans are for the greenbelt area along the Arroyo Grande Creek.
Lawrence Vandeveer, 756 Myrtle Street, referred to the letter written in
November signed by a number of residents in the area generally bounded by Noguera
Place, Cherry Avenue, Myrtle Street and the Arroyo Grande Creek. He stated this
area is low density residential and should not be designated as agricultural.
Ann Steele, 1432 Mentone, Grover City, spoke regarding concerns about
pesticides, and requested that there be a requirement for a buffer zone in this
particular area to protect the community.
Ella Honeycutt, 560 Oak Hill Road commented regarding the City Council and
Planning Commission's support for keeping agriculture. She referred to the
recent earthquake in San Francisco, stating that liquefaction is identified in
the Draft EIR along the Arroyo Grande Creek area. She stated, in her opinion,
we must look at our prime soils, not only for the production of foods, but soils
that can liquify and cause serious problems. She stated we need to support
agriculture and assure that the farmers will have enough water, and there is a
definite need for a "Right to Farm" Ordinance.
Jim McGillis, 133 Bridge Street, spoke regarding Ms. Honeycutt's comment,
stating that there are engineering solutions to liquefaction problems. He
commented regarding general plan density and water sources stating, in his
opinion, planning by resources is wrong, and we should be determining what we
want in our community and find the resources to support it. Also, he stated
that, in reading the EIR, he hopes that we can look at each property as an
individual item. Regarding the Okui property (the strawberry fields on Farroll
Avenue), Mr. McGillis stated he is pleased to see this property classified as
R -S. With regard to the property on Alder Street bounded by Halcyon, Fair Oaks,
Dodson Way and Alder, he stated he would like to see a multi family type of
zoning on the 2 or 3 large lots that are left. Regarding the property on Bridge
Street, Mr. McGillis stated that 136 Bridge Street, next to the Cargo Company,
is presently in the C -2 zone, and on the preferred alternative it is proposed
for office professional, which could be putting almost every property in the
Bridge Street area into non - conforming uses. He stated he feels this area should
be retail commercial in touch with the Village.
Tom Runnels, 586 Valley Road, spoke regarding agriculture inside and
outside the City limits, stating the agricultural zoning is probably fine, but
the tax assessor may not agree. He further stated that agricultural zoning has
been discussed many times before and, if the City is really interested in
preserving agricultural lands, they should buy them.
Debra Ward, 626 Cornwall, stated a petition was previously submitted with
30 home owners signatures stating they do not want their area rezoned. It is
a small area with affordable homes.
Ronald Stob, 295 Alder Street, stated he owns The Alder House, which is
a senior residence, and he would like Senior Housing designation for this
property.
Greg Whitford, 1148 Fair Oaks Avenue, stated that with the current influx
of large, high priced homes, it is his feeling that R -3 zoning will bring
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affordable homes to the area.
David Krichevsky, 280 No. 9th Street, Grover City, spoke in support of Mr.
Stob's request that the Alder House be designated Senior Housing.
Helen Stone, 279 Alder Street, spoke in favor of the request for Senior
Housing designation on Alder Street. She also inquired on the status of the
extension of James Way.
Ronald Smith, 325 Alder Street, stated his property was zoned R -3 when he
bought it and he opposes it being down graded to R -1. He pointed out that these
are large lots and not the typical R -1 lots. He further stated he has no
objection to Mr. Stob's use of the Alder House.
Noel Medinger, 1365 Hillcrest Drive, stated he owns property on Cornwall
Street with R -1 zoning, and it is one of the affordable areas in Arroyo Grande
and, in his opinion, it should remain that way.
Ed Chadwell, 290 Ridgeview Way, objected to the requirement for 20,000
square foot lots in the RE category.
Lou Schaeffer stated she works for the Arroyo Grande Community Hospital
and one of her responsibilities is to find nursing homes for patients. She
requested approval of the petition to expand the Arroyo Grande Care Center, and
she supports the Alder House.
Craig Kawaoka, 170 Juniper Street, stated he is speaking on behalf of his
family. He stated his family farms strawberries and must use pesticides, and
they are in favor of buffer zones, keeping light industry zoning, and keeping
residential zoning away from agricultural lands.
Jim Jacobsen, Area Agency on Aging, spoke about the need for skilled
nursing, board and care facilities in this area.
Ron Dodgen, 1212 Farroll Avenue, Administrator for the Arroyo Grande Care
Center, stated his facility has been in existence for 17 years and they would
like to expand their facility and add additional convalescent beds, and he hopes
that the designation of office professional will allow expansion into the area
of board and care beds.
Earl Patton, Manager of the Carpenter's Union, stated they have three lots
on Nelson, Bridge and Poole Streets, and they would like to retain 121 Poole
Street as R -3 zoning.
Dr. Jerren Jorgensen, stated he owns property adjacent to the Arroyo Grande
Hospital, stated his support for senior care facilities. He pointed out that
120 units are needed to make senior housing economical. He also stated he is
in favor of development of the infill areas as opposed to annexation.
Steve Cool, 1577 El Camino Real, commended the Commission, staff and the
consultant on the General Plan Process, stating he is very impressed with the
fact that a lot of thought has gone into it. He stated he is speaking on behalf
of his client, Olive Williams, who owns an 18 acre parcel of land on Cherry
Avenue and Traffic Way, and she is requesting that the three acre parcel remain
in its present zoning as commercial.
Louis Dyke, 408 and 410 E. Branch Street, stated he is speaking for
property owners from 404 to the Arroyo Grande Creek to the old Loomis warehouse.
Mr. Dyke stated the property owners are objecting to the General Plan zoning
change from Planned Manufacturing to CBD. He commented that the property was
bought because of the zoning and the three businesses in there now would not
conform to C3D zoning.
Roy Burke, Burke and Pace Lumber, 971 Bennett Street, stated the proposed
zone change would make his business non - conforming. He stated he has been there
for over 30 years and provides employment and a good tax base for the City, and
he would like to see the zoning remain the way it is.
Ralph Bush, 135 to 145 Bridge Street, complimented the Planning Commission
and staff for the work done on the proposed general plan, and stated he thinks
Alternate #1 is unacceptable. He also spoke about preservation of the historic
buildings in the area.
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Scott Hendricks, 1082 LaVida Lane, stated he is concerned about affordable
housing availability and the water issue.
Elizabeth Scott Graham, 312 Miller Way, commended the authors of this plan.
She further stated she supports Dr. Jorgensen's position for infill, and she
supports the Alder House and the need for senior housing. She spoke regarding
the biological portion of the plan, the wildlife habitat, and preservation of
the oak trees. She recommended avoiding trails along the creek because of the
conflict with biological resources. With regard to the agricultural preserve
section of the plan, she stated she felt the language is a little soft; we are
putting the farmers in a desperate position, and there should be development
rights to agricultural land. She also spoke about her concerns of air quality
and public transportation, recommending that free mini -vans on Grand Avenue be
provided for seniors.
John Willbanks, RRM Design Group, stated he represents the owners of a 60
acre parcel located south of Arroyo Grande High School, who currently have an
application into the Planning Department for development. He stated the proposed
general plan shows this property as agriculture and the site is not feasible for
agricultural production, and recommended that single family residential land
use be designated for this property.
Howard Mankins, 200 Hillcrest Drive, commented that land is also a valuable
resource and, in his opinion, it is as important as water, sewer, and so forth.
He stated it is his belief that any time we downzone property, we are wasting
land. He further stated his feeling that the City should infill rather than
annex new land. He stated he owns a couple of lots next to the City water tarok
and he would like to see something other than single family residential zoning
there as a buffer.
Rob Strong, Representing E. C. Loomis at 522 E. Branch Street, requested
the designation for a mixed use planned development, to include retail
commercial, professional office and residential use for this property, and
deletion of the existing industrial classification.
Gerald Vallem, 135 E. Cherry Avenue, stated he has two parcels of property
in the City zoned agricultural and neither are being used in that sense. He
stated his concern about what he can do with a 4 acre parcel and a 3 acre parcel
of weeds and willows, and he would like to see something done with the
designation on this property.
Ella Honeycutt, speaking for the Conservation District, stated they support
agricultural preservation programs, and the need for buffers around agricultural
lands. She stated the City must go on record that they will guarantee a quantity
of water to the farmers. Also the District opposes roadways through agricultural
lands.
Dick Blankenburg, 1052 Grand Avenue, representing the Five Cities Times -
Press- Recorder, stated he his concerned about the proposed general plan
designation. He commented that the back part of their property has been
designated P -M for quite sometime and is not on the new plan. His concern is
to protect their business and to be able to grow as they have for the past 30
years.
Greg Havenstein, Los Osos, stated he owns property at 1169 Ash Street,
and requested that the current R -3 zoning remain on his property.
Tom Baumberger, spoke regarding Dr. Jorgensen's property adjacent to the
hospital, stating that the present zoning comprises five R -1 lots on Alpine
Street and they would like to retain that zoning as a buffer.
There were no further requests from the audience to speak. Planning
Director Liberto - Blanck advised that the next scheduled meeting is February 6th,
and inquired if the Commission wanted to have a special meeting on the 5th
Tuesday of the month, which would be January 30th. Chairman Carr suggested
having a public workshop type of meeting on that date.
After a brief discussion, Chairman Carr announced that the public hearing
on the General Plan update would be continued to Tuesday, January 30, 1990 at
7 :00 P.M. at the Regional Center.
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Mr. Zola briefly reviewed some of the issues brought up tonight, stating
they will be looking at each request and each property individually and will
respond to all of the comments at the next meeting.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned by Chairman Carr at 10:00 P.M.
Pearl L. Phinney, Secretary
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Robert W. Carr, Chairman