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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 2 1.17 118 Arroyo Grande Planning Commission, 1/2/90 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 2 Arroyo Grande Planning Commission, 1/2/90 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. 3 1,,1.9 120 Arroyo Grande Planning Commission, 1/2/90 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. l l Arroyo Grande Planning Commission, 1/2/90 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 5 Robert W. Carr, Chairman