PC Minutes 1986-07-01ARROYO GRANDE PLANNING COMMISSION
July 1, 1986
The Arroyo Grande Planning Cbmnission met in regular session with Chairman Gerrish
presiding. Present are Cbrmissioners Moore, Olsen, Soto and Carr. Corm issioners Boggess. and
Flores are absent. Planning Director Eisner, Associate Planners Rosen and Iversen are also in
attendance.
MINUTE APPROVAL
Hearing no additions or corrections, the minutes of the regular meeting. of June 3, 1986
were approved by the Chairman as prepared.
ELECIION OF OFFICERS FOR FISCAL YEAR 1986 -87.
Chairman Gerrish opened nominations for Planning Commission Chairman, stating that he
is not going to serve as Chairman for another year. Chairman Gerrish nominated Vice Chairman
Carr for the office of Chairman. The nomination was seconded by Cbrmiissioner Olsen. There
being no further nominations, Chairman Gerrish directed that the nominations be closed. On
voice vote, Robert Carr was unanimously elected as Chairman of the Planning Commission for the
fiscal year 1986 -1987. Nominations were opened for Vice Chairman. Conmissioner Soto
nominated William Gerrish for the office of Vice Chairman. Nomination seconded by
Commissioner Olsen. There being no further nominations, nominations were closed and, by voice
vote, William Gerrish was elected as Vice Chairman of the Planning Commission for the fiscal
year 1986 -1987.
Chairman Carr assumed the chair and expressed his appreciation to Bill Gerrish for the
fine job he has done as Chairman during the past years.
REQUEST FOR EXTENSION - TENTATIVE TRACT MAP NO. 1132, RANCHO GRANDE
DEVELOPMENT. (OISEE,
Planning Director Eisner called attention to the fact that the request is for a time
extension on Tract No. 1132 and also Parcel Map AGAL 83 -013. He commented that the
parcel map separates the commercial property. He referred to the letter dated June 16, 1986
from Peter C: Miller, representing the applicants. Mr. Eisner advised that the applicants agree
to the condition noted in the staff report, dated July 1, 1986.
After a brief discussion, on motion by Commissioner issioner Gerrish, seconded by .Commissioner
Soto, and unanimously carried, Tentative Tract Map No. 1132 and Parcel Map No. AGAL 83 -013
were extended for a twelve month time period.
PUBLIC HEARING (CONTINUED) - GENERAL PLAN AMENDMENT NO. GPA 86-1,
CHANGING CLASSIFICATION FROM MEDIUM HIGH DENSITY RESIDEN11AL AND OPEN
SPACE 10 PROFESSIONAL COMMERCIAL AND LOW DENSITY RESIDENTIAL, PROPERTY
LOCATED ON SO. HALCYON ROAD, NORTH OF ARROYO GRANDE COMMUNITY
HOSPITAL, REZONING CASE NO. 86-194 AND TENTATIVE TRACT MAP NO. 1401. (J. E.
AND S. H. JORGENSEN).
Chairman Carr commented that the public hearing was continued from the last meeting
so that an environmental assessment of the property could be made. Planning Director Eisner
advised that, based on an environmental checklist, staff 'has determined that the potential
substantial impacts may be mitigated by imposing conditions of approval. He stated that, under
CEQA guidelines, a negative declaration is issued where significant effects are identified and
mitigated by the redesign of a project or agreement to comply with conditions of approval. He
noted that the two main areas of concern are the traffic generation from the professional office
uses and the potential of an Indian archaeological site on the eastern portion of the property
requested for low density residential. Staff is recommending that a qualified archaeological
consultant be required onsite for all grading, trenching, . and filling of the 100 foot wide eastern
portion of the site, identified in the initial study as a potential archaeological site.
Mr. Eisner advised that the second aspect of this application is the zoning request,
which would follow the General Plan Amendment should it be approved and sent on to the City
Council. The zoning request is for an extension of the Professional Commercial zoning and the
area along Alpine Street is proposed to remain as "R -1 ". A third aspect of this proposal is to
take the strip along Alpine Street ,and create 5 residential lots, and Tentative Tract Map No.
1401 illustrates the lots requested.
Mr. Eisner stated that, should the Commission find in favor of the General Plan
Amendment, the zone change request would be deemed consistent with the General Plan and
consistent with the environmental findings of the recommended mitigated negative declaration.
Planning Director Eisner called attention to the tract map, noting that there is at least
one lot where the frontage of the lot is slightly below the minimum standard. In answer to
Chairman Carr's question about the time period for environmental review, Mr. Eisner stated that
the notification is that a mitigated negative declaration has been found for. The mitigating
factor is that a qualified archaeologist be on site during any digging, filling or trenching. Staff
feels that, based on preliminary review that was done following the CEQA checklist, that the
mitigation measures as proposed are satisfactory.
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With regard to the traffic concenrs, Mr. Eisner stated staff has used the material that
came from ITE and have reviewed the material with the City Engineer and . Special Projects
Engineer, and it is agreed that the potential is below the significant level as far as
environmental review is concerned. Staff recommends establishment of a middle lane for left
turns for site access to mitigate specific traffic problems.
Chairman Carr reopened the public hearing on the General Plan Amendment, and opened
the public hearing on the requested Zone Change and Tract Map , after being assured by the
Planning Commission Secretary that the public hearing for the zone change and tract map had
been duly published and property owners _notified.
Mr. Tbm. Hamburger, 106 Santa Rosa Street in San Luis Obispo, Engineer for the
project, stated they have no quarrel with any of the facts as presented by the Planning
Director. As far as the mitigating measures that would be in connection with the environmental
study, he stated he is sure the owner would have no objection to the required mitigating
measure. He further stated it is his understanding that there was a complete study made of
this area, however, having an archaeologist on the site who is qualified to make an evaluation
of any findings would not be objected to. - .He commented with regard to the tract map, stating
if there is a substandard frontage, it could be corrected on the final map... Mr. Eisner stated
that, if the Cbm rnission approves this tract map, that an added condition to the map be that the
property frontages be 30 ft.
Hearing' no further comments for or against the proposed - General Plan Amendment,
Rezoning or Tract Map, Chairman Carr 'declared the hearing closed.
Planning Director Eisner advised that, if the Cbrrrni ion's motion• • is for adoption, he
recommended the motion include a recommendation to the City Council .to modify the Land Use
Element of the General Plan,. with • the following findings: Based on an initial environmental
review that a mitigated negative declaration is deemed appropriate with the conditions as stated
in the staff report, which include having an expert on site during any excavation of the
property, and requiring that a middle • lane for left turns be extended to provide access to the
site. Secondly, that there be a' finding that the General Plan Amendment as recommended is
consistent with the goals and objectives- of . the General Plan,- and that this amendment is
consistent with the other 6 Elements of the Comprehensive General Plan.
RESOLUTION NO. 86 -1089 -
A RESOLUTION OF THE PLANNING COMMISSION OF, THE CITY
OF ARROYO GRANDE REQ)MMENDING-1D THE CITY COUNCIL -
' APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 86-1,
PROPERTY GENERALLY LOCATED ON SO. HALCYON ROAD, NORTH
OF THE ARROYO GRANDE COMMUNITY HOSPITAL, AS APPLIED FOR
BY J. E. AND S. H. JORGENSEN)
On motion by Cbim>issioner Soto, seconded by Commissioner Gerrish, and by the
following roll 'call vote, to wit: .
AYES: Commissioners Moore, Olsen, Soto, Gerrish and ,Chairman .Carr
NOES: None
ABSENT: Cbmnissioners Boggess and • Flores
the foregoing Resolution was adopted this 1st day of July 1986.
With regard to the zone change request, Mr. Eisner recommended the following findings
be made:
After further discussion, the following action was taken:
1. That the zone change is consistent with the General Plan in . its entirety;
2. That it is consistent with the Goals and Objectives of the General Plan;
3. That the environmental assessment has been made;. and
4.. That the zoning is consistent with the mitigated negative declaration as adopted
on July 1, 1986.
After a brief discussion, action on Rezoning Case No. 86 -194 was taken as follows:
Arroyo Grande Planning man, 7 -1 -86
RESOLUTION NO. 86 -1090
RESOLUTION NO. 86 -1091
A RESOLUTION OF THE PLANNING COMMISSION OF THE QTY
OF ARROYO GRANDE RECOMMENDING 10 THE CITY COUNCIL
APPROVAL OF ZONE CHANGE APPLICATION NO. 86 -194, FILED
BY J. E. AND S. H. JORGENSEN.
On motion by Commissioner Gerrish, seconded by Commissioner Soto, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Olsen, Soto, Gerrish and Chairman Carr
NOES: None
ABSENT: Commissioners Boggess and Flores
the foregoing Resolution was adopted this 1st day of July 1986.
With regard to the Tract Map, Planning Director Eisner advised that approval of the
tract map is final with the Planning Commission, unless appealed, subject to meeting the
conditions and the review of the final map prior to recordation. Any findings as recommended
by staff should include the 11 conditions and should also reference that the tract is consistent
with the General Plan, internally consistent with the 7 mandatory elements, consistent with the
zoning ordinance, and consistent with the mitigated environmental negative declaration. Also in
the approval, consideration should be given to adding the condition regarding the 30 ft.
frontage on Lot 5, and whether or not the commercial property would - be divided into three lots.
After discussion the following action was taken:
A RESOLUTION OF THE PLANNING COMMISSION OF THE QTY
OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO.
1401, SO. ALPINE STREET, AS APPLIED' FOR BY J. E. AND
S H. JORGENSEN.
On motion by Commissioner Gerrish, seconded by Commissioner Soto, and by the
following roll call vote, to wit:
AYES: Cormrr i sioners Moore, Olsen, Soto, Gerrish and Chairman Carr
NOES: None
ASSENT: Commissioners Boggess and Flores
the following Resolution was adopted this 1st day of July 1986.
Planning Director Eisner commented that the General Plan Amendment and the zone
change will appear as a public hearing on the City Council's agenda three weeks from tonight.
The Tract Map is deemed approved by the Planning Comrnission and is subject to the final
outcome of the proposed General Plan Amendment and Zone Change. If either of those fail,
then the tract map is deemed null and void.
PUBLIC HEARING - USE PERMIT CASE NO. 86 -411, CONSTRUCTION OF A 180 BEJ)
SKILLED NURSING FACILITY ON CAMINO MERCADO IN OAK PARK ACRES, IN THE
"P-D" PLANNED DEVELOPMENT DISTRICT. (MANOR HEALTHCARE CORP.).
Planning Director Eisner advised that the subject property is covered by Ordinance
140 C .S., which is the ordinance that governs development of Oak Park Acres, and about two
years ago the ordinance was modified to provide for a specific list of uses, including rest homes,
convalescent homes, etc. The applicants are proposing a health care facility, and staff feels
comfortable that the proposal is in keeping with the meaning of Ordinance 140 C.S. He stated
that a Certificate of Need for a 180 bed facility has been issued to the applicant by the State.
•
Mr. Eisner reported that there have been some concerns on the part of staff during
review of the project. One of those issues that we are going to get into is off - street parking.
He pointed out that the current ordinance does not specifically address off - street parking in
the "P -D" zone. However, the off - street parking requirements specifies one parking space per
bed, plus 2 spaces per doctor, plus 1 space per employee on the largest shift for hospitals and
convalescent hospitals. Staff was of the opinion that this was not a reasonable standard and
conducted a survey throughout the country. We were looking for a reduced standard to provide
a reasonable amount of parking for this site, but not to pave the whole site. Staff is
recommending a parking ratio that is consistent with the surveys, which is one space for every
2 -1/2 beds.
Mr. Eisner advised that the project has been reviewed by the Staff Advisory Committee
and the staff report includes 9 recommended conditions, most of which are standard conditions.
Also included with the staff report is a supplemental memo from the Public Works Director
dealing with the grading plan; that memo was dictated prior to receiving the grading plan.
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There are some findings and some issues that need to be mitigated as a part of the review of
the grading plan. One of the findings that the Commission will eventually have to make will be
to the adequacy of the grading plan and the mitigations. -
Commissioner Olsen inquired as -to the possibility of saving any of the trees. Mr.
Eisner advised that the applicants have submitted a tree plan which, identifies those frees that
are to be removed and those that are to be saved. Commissioner Soto commented that with the
previous proposal for a convalescent facility there was some concern about the water pressure
at the top of that hill. Mr. Eisner stated he believes that concern has, been •resolved with the
construction of the Rancho Grande water tank. Reuben Kvidt, Oak Park Acres, reported that
the water line is being extended and Oak Park Acres is participating in the costs, of the Rancho
Grande water storage facility, and there is water to the site now, which wasn't the case in the
Fulbright application.
Commissioner Soto ingt fired as to what staff used for reference to come up with the
parking space requirements. Mr. Eisner advised that he had made calls . to other facilities
around the nation and took that information and checked it with other cities, and they generally
agreed. Commissioner Olsen requested that information be obtained from nursing homes in the
South County area regarding the parking ratio.
•
Upon .being assured by the Planning Commission Secretary that public hearing for Use
Permit Case No. 86 -411 had been duly published and property owners notified, Chairman Carr
declared the . hearing open.
Mr. George Warden, Vice President of Manor Healthcare, spoke giving a brief history
of Manor Healthcare facilities. A slide presentation was given showing services and other
Manor Healthcare facilities throughout_. the nation. Don Sutherland, Architect for the project,
briefly reviewed the facility, stating the architecture will tie in with other projects in the area,
noting that the buildings will have tile roofs; stucco siding, the building will be terraced and
also the parking will be terraced. Carol : Florence, Oasis & Associates, reviewed the overall
landscaping concept, for the project. ,
Mr. Reuben Kvidt, Oak Park Acres, spoke in 'favor of the Use Permit, stating his
feelings that there is a dire need for this type of facility in this area. He commented they
realize the topography of the site is difficult to work with, however, he feels it can be done
and it can be a very nice site. There is plenty of water storage and plenty of water pressure
for this facility and the site.
Chairman Carr pointed out that the grading, water and tree removal is of concern and,
his opinion, the matter should be continued and ask staff and the applicant to come back with
additional information.
Hearing no further comments for or against. the Use Permit, Chairman Carr declared the
hearing closed.
Chairman Carr referred to Mr. Karp's memo, dated June 27, 1986, recommending that
the project be denied or continued for a redesign which more closely fits the terrain of the
site. Mr. Eisner stated that simply denying the project would not provide any opportunity for
guidance or direction to the applicants and, in his opinion, if there - are concerns, the matter
could be continued with directions to the applicant as to what to come back with, or the
project could be conditionally approved,.with the requirement that it be redesigned and reviewed
by the Staff Advisory Committee before it goes on to the . City Council.
After a brief discussion, Commissioner Moore moved to conditionally recommend approval
of the Use Permit subject to the conditions listed in the staff report dated July 1, 1986.
Motion lost for lack of a second.
Commissioner Gerrish stated he would like to see the matter continued. He pointed out
he is concerned with the slope and the retaining wall, and .he doesn't think that the parking
issue. has been - . adequately addressed. He stated . he would like to know what the off - street
parking requirements are for the South County Cbnvalescent Center and how many beds they
have; also information on other facilities in the County. ...
After further discussion, on motion by Cmxmrnissioner Gerrish, seconded by Commissioner
Olsen, and unanimously carried, the matter was continued to the next meeting and the applicant
was asked to provide additional information on the design to try to alleviate the problem of the
slope and the retaining wall facing the street. The Commission also- requested more information
regarding adequate parking requirements.
Arroyo Garde Planing man, 7 -1 -86 Page 5
PUBLIC HEARING - NOISE ELEMENT OF THE GENERAL
Planning Director Eisner advised that the Noise Element is one of the 7 mandated
elements of the General Plan. He commented that this is the most technical of all of the
elements, and staff feels that the update meets the guidelines of the State law. Mr. Eisner
introduced Ms. Nancy Iversen, Long Range Planner, who prepared the element.
Ms. Iversen briefly reviewed some of the sections of the element, commenting on the
critical issues..
Upon being assumed by the Planning Commission Secretary that public hearing for the
update of the Noise Element of the General Plan had been duly published and posted, Chairman
Carr declared the hearing open. Hearing no comments for or against the proposed Element,
Chairman Carr declared the hearing closed.
After further discussion, the following action was taken:
ATTEST:
,P 1 -/rP14140'1
Secretary
RESOLUTION NO. 86 -1092
A RESOLUTION OF THE PLANNING COMMISSION OF
THE QTY OF ARROYO GRANDE RECOMMENDING 10
THE CITY COUNCIL ADOPTION OF THE UPDATED
NOISE ELEMENT OF THE GENERAL PLAN.
On motion by Commissioner Gerrish, ` seconded by Commissioner Soto, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Olsen, Soto, Gerrish and Chairmani Carr
NOES: None
ABSENT: Commissioners Boggess and Flores
the foregoing Resolution was adopted this 1st day of July 1986.
REQUEST FOR STREET NAME CHANGE - DIAMOND JUBILEE COMMITIEE.
Planning Director Eisner referred to a copy of a memo regarding the Arroyo Grande
Diamond Jubilee Committee's request that Vista Drive be renamed to commemorate the 75th
anniversary of the City.
After a brief discussion, on motion by Commissioner Soto, seconded by Commissioner
Gerrish, and unanimously carried, the name "Avenida de Diamante" was recommended as the
name to replace "Vista Drive" in the Rancho Grande development.
ADJOURNMENT
There being no further : business before the Commission, the meeting was adjourned by
the Chairman at 11 :00 P.M.
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