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PC Minutes 1985-06-18ARROYO GRANDE PLANNING COMMISSION June 18, 1985 The Arroyo Grande Planning Commission met in regular session with Vice Chairman Carr presiding. Present are Commissioners Fischer, Moore, Olsen and Boggess. Commissioner Soto and Chairman Gerrish are absent. Planning Director Eisner is also in attendance. MINUTE APPROVAL Hearing no additions or corrections, the minutes of the regular meeting of June 4, 1985 were approved as prepared on motion by Commissioner Fischer, seconded by Commissioner Moore, and unanimously carried. REQUEST FOR EXTENSION - TENTATIVE TRACT MAP NO. 555, UNITS 4, 5 AND 6, OAKCREST ESTA'1.. (OAKCREST ASSOCIATES). Planning Director Eisner advised the request is for extension of the tentative map for Tract 555. He pointed out that staff has reviewed the matter and there are no additional requirements. There being no discussion, on motion by Commissioner Fischer, seconded by Commissioner Moore, and unanimously carried, the request for an 18 month extension for Units 4, 5 and 6 of Tract 555 was approved with all previously approved conditions still in effect. PUBLIC HEARING - GENERAL PLAN AMENDMENT NO. 85-1, LOW DENSITY RESIDENTIAL TO MEDIUM HIGH DENSITY RESIDENTIAL, PROPERTY GENERALLY LOCATED BETWEEN SOUTH HALCYON ROAD AND SOUTH ALPINE STREET. (RICHMOND, ROSSI AND MONTGOMERY, AGENTS FOR THE GRIEB FAMILY. Planning Director Eisner reviewed the staff report, dated June 18, 1985, noting the request is for a General Plan Amendment on property generally located northerly of Fair Oaks Avenue and fronting on Halcyon Road. Mr. Eisner advised that the original request came from the applicants at 17 dwelling units per acre, however, because of the direction given to staff by the City Council, it is recommended that a density no more than 14 units per acre be considered. He stated that, should the Commission wish to move in that direction, the General Plan Amendment will go to the Council with that modification. Mr. Eisner stated that the staff has completed an environmental assessment and, as a part of that assessment, have prepared a preliminary negative declaration with certain mitigations. The most important mitigation comes under the category of Archaeology and staff, at the expense of the applicant, hired an archaeologist to examine the site. The Archaeologist, Dr. Singer, indicates that after examining the property he was able to isolate an area subject to some historical impact on the east side of the property. It is staff's recommendation that if the requested General Plan Amendment is recommended for approval, that it be conditioned so as to have that land stay in perpetual open space with no opportunity for that to be changed, and allowing the six lots to be absorbed into the body of the property. Mr. Eisner advised that if the Commission wishes to recommend the request, a resolution is needed recommending the General Plan Amendment to the City Council. This will be a part of a final resolution including all of the amendments, and will probably be before the City Council at their second meeting in July. Upon being assured by the Planning Secretary that public hearing for General Plan Amendment No. 85-1 had been duly published and property owners notified, Vice Chairman Carr declared the hearing open. Keith Gurnee, Richmond, Rossi and Montgomery, representing the Grieb family, briefly reviewed the background of the property. He stated that while the Grieb family disagreed with some of the findings of the archaeologist, they felt the idea of incorporating an open space area € nd transferring the density would make a nice arr unity. Also, it could serve as a potential park site for the residents of the project. Mr. Gurnee noted that the terms and conditions outlined in the staff report were acceptable to his clients, and asked that the Commission concur with the staff's recommendations; that the findings be made that would allow such a General Plan amendment go forward, and a negative declaration be approved by the Commission. In answer to Vice Chairman Carr's inquiry regarding access through the P -C section in the front, Mr. Gurnee advised access would be a driveway type of entrance onto Halcyon Road, and it would not be a public street. Commissioner Olsen stated she is concerned that if a park is put in there and if anyone puts anything in that would require digging or grading, then the site is not being protected. Planning Director Eisner advised that in talking to the archaeologists, their feeling is that the important issue is not disturbing the site, and when the question was raised about paving vs. open space, the comment was that paving over the site was not necessarly the best 189 190 Arroyo Grande Planning Commission, 6/ 18/85 Page 2 because of the compaction required. He further advised that staff also recommends that the condition be that the natural grade be used as a part of the natural landscaping. Corrrnissioner Olsen con if there is a possibility of setting that aside and transferring the density, she would like to see some controls put on to assure there would be no further archaeological damage. Mr. Gurnee stated that this open space would be privately maintained and would not be a burden to the City. Mike Johnson, 223 So. Alpine, stated his concern that the open space will be left as open space, and that there Wo uld be no access road along that property. Mr. Eisner stated he had talked to the City Attorney, and there is a provision in the California State Code wherein if a site is conditioned for open space in perpetuity, then that is exactly what it means. Mr. Johnson stated if these conditions are met, it is his feeling that this is a good plan and he is in favor of it. Jeff Williams inquired as to what point the 100 ft. is going to go. Andrew David, representing the applicants, stated it will go the full length of the property that the Grieb family owns. Hearing no further comments for or against the proposed General Plan Amendment, Vice Chairman Carr declared the hearing closed. Commissioner Boggess commented that next door to the property is the Arroyo Grande Hospital, and they are planning to increase their out - patient facility; also, Margaret Harloe School is across the street and, in his opinion, a lot of traffic is going to be generated on to Halcyon. He stated he feels the density is pretty high around the hospital. Commissioner Olsen stated she feels this is the best solution that has been proposed and would support the amendment with the stipulation that there be some very stringent controls on the archaeological site. Commissioner Moore stated he is always concerned about drainage, noting that the project slopes towards Halcyon and not the Arroyo Grande Creek, and if 55 units are put in there on 3.5 acres there will be an impact on drainage, however, he was not sure it is critical. Vice Chairman Carr stated he believes the proper action would be for the Comnission to ask staff to develop the necessary paperwork to support the Commission's findings and intent. Planning Director Eisner stated if the Commission is in favor of the amendment, they should (1) adopt a resolution of Negative Declaration with the mitigations included, and (2) adopt a resolution recommending to the City Council the General Plan Amendment as proposed. After further discussion, on motion by Commissioner Olsen, seconded by Commissioner Moore, and unanimously carried, staff was directed to prepare the necessary resolution as outlined by the Planning Director. Mr. Eisner commented that these matters would be gathered together as a part of the Comprehensive General Plan Amendment and is supposed to be scheduled for the City Council's second meeting in July. PUBLIC HEARING - GENERAL - PLAN AMENDMENT NO. 85 -2, HEAVY CO B ERCIAL/LIGHT INDUSTRIAL TO CENTRAL BUSINESS DISTRICT; MEDIUM HIGH DENSITY RESIDENTIAL TO CENTRAL BUSINESS DISTRICT; AND HEAVY OOMIV ERCIAL/LIGHT INDUSTRIAL TO MEDIUM HIGH DENSITY RESIDENTIAL, PROPERTY GENERALLY LOCATED ON EAST BRANCH • STREET. (LOOMIS PROPERTY AND OTHERS). (CITY OF ARROYO GRANDE). Planning Director Eisner described the area of the proposed General Plan Amendment, stating that this amendment carne about by a resolution of intention by this Corrrnission. He pointed out that this Conrnission has reviewed and adopted an overlay district reg7nlating the design of the Village to assure there is a certain style in the Village area. He stated there is a pie c of property on the north side of Branch Street which is presently General Planned Heavy Cc rinercial /Light Industrial, which is the area that is now occupied by E. C. Loomis and Son's offices and nursery. The second part of the General Plan Amendment is directed at the property on the south side and moving east to a point just as the roadway begins to go up hill. That property now has a fiberglass operation and the old dehydrater. He advised that at the time the Planning Commission considered its resolution of intention, there was no specific direction given, however, the course of discussion was in a direction that the north side be commercial in nature, and the areas on the south side be commercial or partially commercial and multi- farr�,:ly residential. At the present time we are actually talking about a commercial zone on the north side of the street and medium high density residential on. the other side. Mr. Eisner stated there is an indication that there is a possibility of extending the corrrnercial uses across Tally Ho Creek on the north side. He stated as far as the residential on the south side is concerned, we are looking at a use in the general sense that would provide a living environment for people to inneract with the Village. He noted that it is staff's opinion that the increase in density is relatively minor in nature, and the housing itself would be designed in a fashion to eventually fit into what we refer to as a Village Design pattern. If the Conynission were to recorirend a change in the General Plan, from staff's point of view, there is a certain degree of logic to this particular proposal. Arroyo Grande Planning Commission, 6/18/85 Page 3 Mr. Eisner advised that staff has done an initial environmental review of this amendment and finds that the project, generally, is a minimal to a negative declaration. There is one problem staff has run across and believes will require some additional environmental work. There is no way of knowing what chemicals were used on either side of the street and, therefore, staff is recommending that as a mitigating condition, a series of borings and preliminary soils tests be conducted. He noted that this information has been passed on to E. C. Loomis. Staff is recommending that, after the public hearing has been held, the Corrrnission continue the matter for 4 weeks pending receipt of this information. He recommended that the Commission not pass a negative declaration until the results of those findings are available. Upon being assured by the Planning Secretary that public hearing for General Plan Amendment No. 85 -2 had been duly published and property owners notified, Vice Chairman Carr declared the hearing open. Saundra Mitchell, 531 E. Branch Street, stated her main concern is the increase in traffic. Planning Director Eisner pointed out that at the present time the General. Plan shows the property as Commercial and Industrial, and if it is changed to a general commercial category, the traffic situation should be no greater. As far as the residential is concerned, the residential generation of trips, according to standards available, the traffic generation factor for multiple residential would be equal to, or perhaps a little less than, the present designation. He stated staff recognizes that Highway 227 is a concern, however, as previously noted, the impact will be equal or slightly decreased. There being no further comments for or against the proposed General Plan Amendment, Vice Chairman Carr advised that the public hearing will be continued to a later date. On motion by Commissioner Moore, seconded by Commissioner Olsen, and unanimously carried, the public hearing was continued pending availability of the soils report. Vice Chairman Carr commented that when the matter comes up again, the Commission may want to look at the rezoning to medium high density residential and give consideration to medium low density residential. He felt that the traffic issue would be greater with a higher density. Planning, Director Eisner advised this matter will appear on the Commission's agenda two weeks from tonight and, if the soils report has not been resolved, it will be continued for an additional two weeks. PUBLIC HEARING - GENERAL PLAN AMENDMENT NO. 85-3, LOW DENSITY RESIDENTIAL TD MEDIUM LOW DENSITY RESIDENTIAL, 750 SO. TRAFFIC WAY. (SAN LUIS ENGINEERING, AGENTS FOR JOHN MILLER). Planning Director Eisner advised the property is presently General Planned as low density residential, and the zoning that is consistent with that designation includes "RA -B3" which is the zoning on the property at the present time. The request is to modify the General Plan to medium low density residential which is 11 dwelling units per acre. The zoning that would fit in with that designation would be relatively consistent with the "R -2" zoning. Staff has done a preliminary environmental review and, having reviewed the materials submitted, staff is recommending that certain areas be specifically targeted for environmental review. Those areas are traffic, soils, drainage, the issues of the extension of sewer and water in terns of availability and impact, conflicts with the Housing Element, and staff was particularly concerned with the proximity to the freeway in terns of noise and air quality. Mr. Eisner referred to a letter directed to the Planning Commission by the applicant's representative, San Luis Engineering, addressing those concerns. Upon being assured by the Planning Secretary that public hearing for General Plan Amendment No. 85 - had been duly published and property owners notified, Vice Chairman Carr declared the hearing open. Jim McGillis, Surveyor for San Luis Engineering, spoke on behalf of the applicant. He requested that if the Commission does not want this type of project, to vote it down. He stated he doesn't think the EIR process should be used as a tool to try and defeat a project. He further stated, in his opinion, the Commission basically has the answers they need to make a decision and we do not need an outside consultant to tell us that. He pointed out that the applicant wants to provide some lower cost housing. Mr. McGillis stated he knows there is a drainage concern from the Soil Conservation District's soil study, in that there is a soil stability problem with that type of soil, however, there are mitigating factors for design that will alleviate those problems. Regarding the proximity to the freeway, Mr. McGillis pointed out that there are condominium developments on El Camino Real that are closer to the freeway than the proposed project. He stated that the issues have been very well identified in the staff's statement, and by his statement to the Commission, and any approval could be conditioned all the way through without a time delay and extensive expense of outside consultants. He commented that an Environmental Impact Report is a great way to find out about problems that 191 192 Arroyo Grande Planning Commission, 6/18/85 Page 4 we are unaware of but, in his opinion, there is a lot of information available in the City Hall itself, such as resource studies, etc. Marie Cattoir, 195 Orchid Lane, stated that to put in a development such as this proposal would be extremely difficult in that particular area. She stated she has lived there for 25 years and she is satisfied with the "RA-B3" zoning and she hoped it would be developed at the density that is compatible with the existing use. She further stated that since they have Lived there, they have been threatened by Highway 227. She inquired if this development could be affected in any way by the realignment of Highway 227. Ms. Cattoir stated she believes that drainage is a serious problem. Mr. McGillis stated with regard to access to the south, the developer would be required to complete that access to tie into the Decker property. Also, the applicant would be doing extensive repair work on sewer and water lines that would result in considerable cost savings to the City. He stated that the lines are, old resulting in quite a bit of settlement in there. He also commented that it is difficult to prepare a drainage plan without a specific project. He stated that, basically, there are a lot of design problems with the site to overcome, but in his opinion those problems need to be addressed when a specific project is presented to the Commission for consideration. Hearing no further comments for or against the proposed General Plan Amendment, Vice Chairman Carr declared the hearing closed. Vice Chairman Carr inquired if it is appropriate for the Commission to consider a General Plan Amendment based on the information available and, if so, what environmental review does the Conynission feel is necessary. Mr. Eisner reviewed the specific options available . to the Commission, stating if the Commission is inclined toward recommencing approval of the General Plan Amendment, the options are to find that there are no environmental impacts and pass a resolution adopting a negative declaration. The second option is if the Commission is inclined to approve the General Plan Amendment, pass a resolution approving the negative declaration, but with specific mitigating measures that would be built into any future proposals. The third option would be if the Commission is undecided, direct staff to specifically target those areas of concern for future review; findings for denial would be "inconsistent with goals, . policies and objectives of the City of Arroyo Grande." Commissioner Moore commented regarding drainage in that area. He stated he believes the drainage is through pipes through the highway; also, the church there has spent a small fortune on underground drainage, and there is a possible underground drainage problem. Also, in looking at the site, there is a 15% to 30% slope average, and some of it is over 30 %. He believes some of the other problems can be solved; the pro_xirnity of the freeway is a problem but the noise could be baffled. Commissioner Olsen spoke regarding the proposed re- routing of Highway 227, commenting that every proposal she has seen would have some impact on this particular piece of property. Commissioner Boggess stated there seems to be some unanswered questions, and he is still not sure about the proposed access. He pointed out there are some drainage problems and sewer problems, and that South Traffic Way is in bad shape right now and it seems there would be some expense to the City. Commissioner Fischer stated the proposed amendment is inconsistent with the general neighborhood, and there are also concerns regarding traffic, soils, drainage, noise pollution and air pollution. Vice Chairman Carr stated his primary concern is making such a drastic change in the General Plan for an area that is totally surrounded by "RA -B3" or agricultural designated land. After further discussion the following action was taken: RESOLUTION NO. 85 -1044 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE DENYING GENERAL PLAN AMEND- MENT NO. 85 - AT 750 SO. TRAFFIC WAY,APPLIED FOR BY SAN LUIS ENGINEERING, AGENTS FOR JOHN MILLER. On motion by Commissioner Fischer, seconded by Conmissioner Olsen, and by the following roll call vote, to wit: AYES: Commissioners Moore, Fischer, Olsen, Boggess and Vice Chairman Carr NOES: None ABSENT: Commissioner Soto and Chairman Gerrish the foregoing Resolution was adopted this 18th day of June 1985. ARGTIITECTURAL REVIEW CASE NO. 85 -334, ADDITION TO EXISITNG WAREHOUSE, 1151 EL CAMTNO REAL IN THE "P-M" PLANNED INDUSTRIAL DISTRICT. (LEE WILSON ET E(i i UC). Planning Director Eisner advised that this matter has been reviewed by the Staff Arroyo Grande Planning Commission, 6/18/85 Page 5 Advisory Committee and the Architectural Review Committee, and is being recommended for approval subject to the standard conditions and the three special conditions listed in the staff report. After a brief discussion, Architectural Review Case No. 85 -334 was approved, subject to the standard conditions and the three special conditions listed in the staff report dated June 18, 1985, on motion by Commissioner Moore, seconded by Commissioner Fischer, and unanimously carried. REVIEW - USE PERMIT CASE NO. 68 -127, BOB'S AUTO BODY SHOP, 931 -933 GRAND AVENUE. Planning Director Eisner advised that the Planning Department has received two complaints from the Police Department concerning certain violation of conditions attached to the Use Permit, and staff met with the owner to try to resolve -the issue. He recommended that a public hearing be set for the first meeting in July to review the matter. If the problems can be resolved satisfactorily before that time, then the item can be dropped from the agenda. After a brief discussion, on motion by Commissioner Olsen, seconded by Commissioner Moore, and unanimously carried, the matter was set for public hearing at the Commission's next meeting of July 2, 1985. REQUEST FOR DETERMINATION OF USE - BED AND BREAKFAST INN, 1190 WEST BRANCH STREET. (WESLEY AND DONNA CARLSON). Planning Director Eisner advised the request is for interpretation and determination of the appropriateness of a Bed and Breakfast Inn in a single family residential house in the Planned Development District. The property involved in the request is the old Bennett property. He commented that the request came to the Planning Department in the form of a Home Occupation Permit : for a Bed and Breakfast Inn by invitation only. Mr. Carlson briefly described the requested use, pointing out that it will not be an extensive use and there are no close neighbors. After discussion, the Commission agreed that a Home Occupation Permit process does not speak to this type of use. Vice Chairman Carr suggested looking at two or three zoning categories in the Zoning Ordinance for possible revisions to include Bed and Breakfast Inns. Staff was directed to prepare the necessary amendments to the "R -1" district and possibly other appropriate districts for the. Commission's consideration. COMMUNICATIONS Mr. Eisner requested the Commission adopt a resolution of intention to modify the text of the General Plan for the purpose of adding a land use category titled "General Commercial ". After a brief discussion, on motion by Commissioner Fischer, seconded by Commissioner Olsen, and unanimously carried, the Commission adopted a resolution of intention to modify the General Plan for the purpose of adding a land use category titled "General Corrrmercial ". Planning Director Eisner advised staff has been directed by the Council to prepare an ordinance amendment to the General Plan to combine medium high density residential and high density residential into one medium high density residential category for both condominiums and apartments with a density not to exceed 14 units per acre. After discussion, on motion by Comrrrissioner Fischer, seconded by Commissioner Moore, and unanimously carried, adopting a resolution of intention to modify the General Plan to combine medium high density residential and medium high density residential into one high density residential category. - Vice Chairman Carr commented he had driven into the new mini storage area on Grand Avenue and was very disappointed to see no landscaping in that development, and also that the caretaker's house had pavement going right up to the front door. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by the Vice Chairman at 10:05 P.M. A T: , 7 (2 , co d Secretary R eAl Vice Chairman 193