PC Minutes 1984-05-01ARROYO GRANDE PLANNING COMMISSION
May 1, 1984
The Arroyo Grande Planning Commission met in regular session with
Chairman Gerrish presiding. Present are Commissioners Carr, Fischer, Moore,
Moots and Olsen. Commissioner Benhardt is absent. Planning Director Eisner
is also in attendance.
P._P.CIITTECTU AL REVIEW CASE NO. 34-311, 10 UNIT APARTMENT COMPLEX, 182 BRISCO RD.
(DENNIS LINTNER)
Planning Director Eisner advised that the application for a 10 unit
apartment is a resubmittal of a project that was originally submitted as a 17
unit Planned Unit Development at 182 Brisco Road. He further advised that this
matter has been reviewed by the Staff Advisory Committee and an impromptu
Architectural Review Committee and is recommended for approval, subject to
the conditions recommended in the staff report, dated April 27, 1984.
With regard to drainage, Mr. stated that the applicants also own
the property next door to this site, and the drainage for the two projects will
be handled as one; they have taken care of the drainage, but their solution is
such that, when the other project is built, they will dove tail together so
they will both work, and the drainage plan is acceptable to the Public Works
Department. He noted that the coverage is within the requirements of the
zoning district.
After a brief discussion, Architectural Review Case No. 84 -311 was
approved subject to the conditions recommended in the staff report, dated
April 27, 1984, on motion by Commissioner Carr, seconded by Commissioner Moore,
and unanimously carried.
PUBLIC HEARING — PROPOSED AMENDMENT TO THE HOUSING ELEMENT OF THE GENERAL PLAN.
Planning Director Eisner referred to the draftHousing Element, stating it'
is an attempt on the part of the City to meet „all of the guidelines of State
legislature and the. State Office of Planning., Included in those guidelines'is
the requirement that public hearings be held as a part of the process. He
noted that the Planning Commission has held a ::study session on the draft document,
and the purpose of this hearing is to gather public testimony and send it on to
the City Council with a recommendation for approval, and then send it on to the
State.
Linda Stonier, Associate Planner, gave a brief summary of the draft
Housing Element.
Upon being assured by Planning Director Eisner that public hearing on the
proposed amendment to the Housing Element had been duly published and posted,
Chairman Gerrish declared the hearing open. Upon hearing no comments from the
audience regarding the proposed amendment, Chairman Gerrish declared the hearing
closed.
Chairman Cerrish stated that since there is not too much public interest
in this matter it will be moved to the last item on the agenda for further
review and action.
CONTINUATION (PUBLIC HEARING CLOSED) - USE PERMIT CASE NO. 84 -369, LAUNDROMAT,
SOUTHEAST CORNER OF GRAND AVENUE AND SO. HALCYON ROAD, ADJACENT TO 7- ELEVEN
STORE , IN THE "H -S” HIGHWAY SERVICE DISTRICT.
Planning Director Eisner stated that when this matter was heard at the
last meeting, there was a question as to what impact would result by this pro-
posed facility as a whole, and the Commission asked for a complete layout for
the site showing how the parking could be done. He referred to the parking
layout, pointing out that each of the uses on the property have been provided
with the required parking. Commissioner Moots commented that he visited the
site today and noted that there is a line of parking spaces at the .rear of the
service station and cars are parking at 90 angles. Planning Director Eisner
stated that it is his understanding that this parking area is going to be re-
striped.
Mr. Michael Brady, representing the applicant, advised that the entire
parcel will be re- striped according to the map that has been presented. Mr.
Eisner stated that staff has reviewed this proposal as submitted and it does
work in terms of the standards that are within the Ordinance. Commissioner
Moots questioned the fact that only one handicapped space is shown for the
laundromat, and none for the other facilities. Planning Director Eisner
suggested widening one or two spaces in front of the bakery, which could be
done without modifying the plan.
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After further discussion, the following action was taken:
RESOLUTION NO. 84 -985
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 84 -369, APPLIED FOR BY EDWARD GRIMSHAW,
FOR A LAUNDROMAT ON THE SOUTHEAST CORNER OF GRAND
AVENUE AND HALCYON ROAD IN THE "H -S" HIGHWAY
SERVICE DISTRICT.
On motion by Commissioner Carr, seconded by Commissioner Fischer, and
by the following roll call vote, to wit:
AYES: Commissioners Carr, Fischer, Moore, Moots and Olsen
NOES: None
ABSTAIN: Chairman Gerrish
ABSENT: Commissioner Benhardt
the. foregoing Resolution was adopted this 1st day of May 1984.
Architectural Review Case No. 84 -309.
Planning Director Eisner stated that the architecture will be consistent
with the plans as submitted. After a brief discussion, Architectural Review
Case No. 84 -309 was approved on motion by Commissioner Fischer, seconded by
Commissioner Moots, and unanimously carried.
Planning Director Eisner advised that these matters are finaled with the
Planning Commission unless appealed to the City Council within 10 days.
CONTINUATION (PUBLIC HEARING CLOSED) — TENTATIVE TRACT MAP NO. 1187, 43 UNIT
SINGLE FAMILY RESIDENTIAL SUBDIVISION, STAGECOACH ROAD IN THE "R -1" SINGLE
FAMILY RESIDENTIAL DISTRICT. (JOE ZOGATA).
Planning Director Eisner "stated that the question that was raised at the
last meeting was, whether or not all of the properties on Pearwood Avenue had
been notified of the public hearing. The matter was continued pending this
notification. In the interim period, the Planning staff has notified, accord-
ing to the current Assessor's records, all of the residents within that area.
He recommended that..tba public hearing be opened and that at the conclusion
of the hearing., appropriate action be taken so that the matter can be sent on-
to the City Council
Chairman Gerrish re- opened the public hearing.
John Guyler, 110 Pearwood; Don Bearden, 193 Pearwood; Sharon Branch,
109 Pearwood; andChristine.Phillips, 216 Pearwood, spoke in opposition to .
the proposed tract, stating their concerns regarding increased traffic on
Pearwood Avenue.
Mark Bell, Registered Engineer with Garing, Taylor and Associates, represent-
ing the applicants, stated the main reason for the extension of Pearwood is for
the extension of public utilities. He stated it is very important to provide
a loop system through the City; the access for emergency vehicles is also very
important. He further stated that Pearwood was originally designed as a deadend
street and not a cul -de -sac and, in his opinion, the traffic concerns are not
that significant. As far as drainage is concerned, Mr. Bell commented that the
drainage will be contained within the City streets with curb, gutter and side-
walks, thereby alleviating some of the problems on Pearwood. He stated there
are many reasons this would benefit the community as a whole and, in his opinion,
with thought and consideration, it would also benefit the residents of Pearwood.
Elizabeth Scott Blain, stated she has been retained by some of the residents
on Stagecoach Road regarding the water pressure on Stagecoach Road. She stated
that right now there are serious water pressure problems on Stagecoach Road and
residents are concerned whether or not that problem is going to be alleviated or
made worse by this proposed development. Elain Biggs, 101 Pearwood, questioned
the possibility of an overhead to the park. She stated there is definitely a
traffic problem there. Elaine Guyler, 110 Pearwood, stated the traffic on Huasna
Road is worse than ever now and, in her opinion, the street should not be put
through until better services can be provided for what is already there, and she
didn't feel we need that many more homes in there. Jim Henderschott, 333 Miller
Way, stated the 'majority of traffic from that subdivision will eventually come
doon through the Branch Street, right through the Village, and consideration is
not being given to good traffic flow.
There being no further comments for or against the proposed subdivision,
Chairman Gerrish declared the hearing closed.
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Arroyo Grande Planning Commission, 5-1-84 Page 3 89
Commissioner Carr stated that he agreed with Mr. Henderschott, in that we
are not facing up to the traffic problems in Arroyo Grande and, in his opinion,
we cannot go on and on allowing development to take place without providing adequate
traffic flow. He further stated if the project is approved, he would recommend that
it be re- designed so that extension into Pearwood is not built and it would only
have access on to Stagecoach Road. Commissioner Fischer stated she agreed with
Mr. Carr in some sense, however, she didn't feel that generating traffic on to
Stagecoach is a good idea because a project of this size should have more than one
access. Commissioner Olsen stated she is particularly concerned about the Pearwood
situation. Commissioner Moots stated he doesn't see anything wrong with the project
the way it is. He further stated that when the Pearwood tract was built, that
added traffic to the City streets and, in his opinion, that is not a good reason
not to build a project. He commented that the biggest problem we have in this
town is traffic circulation; it is a problem everywhere you go, and the reason
is because somebody in the past did not put a street in where it should have been
put through. Chairman Gerrish stated he doesn't see any particular need to have
that street down there and, in his opinion, Stagecoach Road can carry the additional
traffic that these 43 houses will generate. Commissioner Moore stated he could not
vote for the project in its present configuration.
Commissioner.:Moots . moved,to approve Tract NO. 1187 subject to the conditions
as listed. Motion died for lack of a second. After further discussion, the follow-
ing action was taken:
RESOLUTION NO. 84 -986
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE DENYING WITHOUT PREJUDICE
TENTATIVE TRACT NO. 1187, FILED BY JOE ZOGATA.
On motionby Commissioner Moore, seconded by Commissioner Carr, and by
the following roll call vote, to wit:
AYES: 'Commissioners Carr, Moore and :Olsen
NOES: Commissioners Fischer, Moots and Gerrish
ABSENT: Commissioner Benhardt
The foregoing Resolution was defeated this Ist day of May 1984.
Mr. Eisner advised that a tie vote of the Commission constitutes no action.
Commissioner Fischer stated she agrees with Mr. Moots, in that she does not
find that much . wrong with this proposal, however, she is concerned with the traffic
problem being created east of the Village area.
RESOLUTION NO. 84 -987
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING TENTATIVE TRACT NO. 1187
FILED BY JOE ZOGATA.
On motion by Commissioner Moots, seconded by Chairman Gerrish, and by the
following roll call vote, to wit:
AYES: Commissioner. Moots
NOES: Commissioners Carr, Moore, Chairman Gerrish
ABSTAIN: Commissioner Fischer
ABSENT: Commissioner Benhardt
the foregoing Resolution was defeated by a majority vote.
CONTINUATION (PUBLIC HEARING CLOSED) - PROPOSED AMENDMENT TO ZONING DEVELOPMENT
ORDINANCE NO. 221 C.S., OAK KNOLL DEVELOPMENT (FORMERLY "KNOLLWOOD"), PROPERTY
GENERALLY LOCATED NORTHERLY OF SO. COUNTY REGIONAL CENTER. (OAK KNOLL VENTURES)
Planning Director Eisner reviewed that this is a two part submission con-
sisting of an application for modification of Zoning Ordinance 221 C.S, accompanied
by a lot split application. At the time the matter was first heard, it was the
recommendation of the staff, and concurred by the Commission, that only the•appli-
cation for the zone change Ordinance be heard by public hearing. The matter of
the zone change Ordinance was opened and testimony taken. The public hearing was
Closed and, at the conclusion, was directed to put together a review of
comparison of the presently approved proposal and the one currently being proposed.
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Arroyo Grande Planning Commission, 5 -1 -84
Page 4
The other question that was raised had to do with what the status of the EIR
was on this project. He stated that a review of the files indicates that
originally a full Environmental Impact Report was completed on the project.
that document was reviewed, but it was never certified because there was a
change in the plan for the Knollwood development and, as a result, a supple-
mental document was prepared. The supplemental document dealt with 400+ units.
The two documents were eventually heard together and were certified and, therefore,
both documents constitute the EIR covering the project. Under the provisions of
CEQA, any project that is equal to, or less than the intensity addressed in the
EIR is considered to be covered by the EIR that was certified. It was on that
basis that the Planning Director, serving as the City's Environmental Officer,
directed that an additional targeted document be prepared covering three specific
areas of concern, which were schools, traffic, and the impact of grading.
Mr. Eisner commented there was one other issue raised during the initial
presentation which had to do with the realignment of Miller Way at its inter-
section with Halcyon Road. One of the major design differences between the
original Knollwood project and the submission at the present time, was the re-
alignment of Miller Way rather than being a through street to Halcyon. There
were further questions raised by the Commission as to what the impact of that was,
and the question as to why Miller Way was required to be a through street. Mr.
Eisner referred to a memorandum, dated May 1, 1984, from Paul Karp, Director of
Public Works addressing the question of Miller Way.
Chairman Gerrish re- opened the public hearing for further testimony.
Paul Landsman, 312 Miller Way, stated h9. is concerned about the traffic
because there is only one main artery in the Village area. He suggested that
the Planning Commission recommend to the City Council that they establish a
moratorium on any further building in this area until the circulation problem
can be solved.
Mr. Ramseyer, Civil Engineer and Land Planner, spoke representing the ..
applicant. He referred to the comparable analysis prepared by staff. He
stated there is a plan that is approved right now, and a development could be
pursued on what is approved today. He advised that the revised plan moves
Halcyon Road over to the right, as suggested by the Public Works Director, to
be connected with James Way. He noted.that one of the main roads is James
Way, and this project is being required to build that road within its boundaries.
The other main arterial road is the service road known as Branch and its con-
nection. He advised that his client is being required to build a road on
County property and is being connected from one end to the other. He pointed
out that it is a condition of the project to complete the widening of Brisco
Road to help alleviate some traffic problems. He stated that this project is
the main inner - connection between the two areas of the City and, with the event
of this tract being built, these people on Miller Way will be able to travel
west to James or south to Brisco Road, and these intersections at some points
in time will ultimately be signalized to help control the traffic. In summary,
Mr. Ramseyer noted that at the last two hearings the applicants requested the
Commission's consideration on two conditions of approval: (1) that a phasing
plan shall be submitted to the Planning Director and Public Works Director for
approval prior to filing a specific plan for any area; and (2) also, that a
walk plan overview be submitted for consideration and approval of the Planning
Commission.
Mrs. Graham, 312 Miller Way, stated her concerns regarding increased
traffic on Miller Way and on Branch Street. Jim Henderschott, Miller Way,
spoke regarding the density of this development in lieu of open space, concerns
relative to traffic, circulation, sewers and drainage. John O'Schaunnesy;
Pete Moss, 263 Miller Circle, Dennis Lawrence, 226 Miller Wily; Betty'Doss,
246 Miller Circle, and Jan Lawrence, 226 Miller Circle, expressed their
concerns regarding increased traffic in the area. Dennis Lawrence, 226 Miller
Way, inquired if the water source for the development would be the water pump-
ing plant on Miller Way. Chairman Gerrish advised that the assessment district
would create a new facility to take care of the water. John Runnels, 213 Miller
Way regarding water availability, stating it is his understanding that we
are close to our Lopez allotment. He further commented that the accumulative
sum of all of these projects overburdens all of the systems of the town.
Mr. Joe Danley, one of the applicants, stated they are'also concerned about
these maters, and they have been looked into and they have been studied. He
stated, it is their understanding as far as utilities and services go, they
cannot build anything above the 200 ft. elevation, however, there is a plan
through the assessment district to develop a complete new water system, which
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Arroyo Grande Planning Commission, 5 -1 -84 Page 5 91
consists of a large pumping station and a line going up to a large set of tanks,
providing water for Oak Park, Rancho Grande and Oak Knolls. He further stated
it was their understanding, when this project was first proposed, that a study
had been done and there were adequate facilities. available.
K. Henderschott, 333 Miller Way, and Nancy Loomis, 269 Miller Way, stated
they are concerned about the traffic on Miller Way and the safety of the school
children. John McGrath, 253 Miller Way, asked if Public Works Director Karp
could attend the meeting to answer some of the questions raised tonight.
Upon hearing no further discussion from the audience, Chairman Gerrish
declared the hearing closed.
Commissioner Moots stated, in his opinion, there are a lot of problems
involved with this proposal; he feels it is too dense, and he has concerns
about the sewer and water. Commissioner Olsen stated she agrees with Commissioner
Moots, and she is also concerned about improving James Way, about the traffic and
the traffic flow. Talking about increasing the density is also throwing our
water calculations out of whack for the entire City. Commissioner Fischer
stated she is concerned because the open space is not there any more in the new
plan and she feels that the stand of Oaks is very important to the City. Planning
Director Eisner advised that the last time this matter came up, the applicant sub-
mitted a sketch that indicated how that eastern portion of Oak trees could be
separated out and either maintained by a Homeowners' Association or by some kind
of maintenance assessment district. Commissioner Fischer stated she was on the
Commission when the project was originally approved for 233 units and 'she, feels
comfortable. with that configuration or that number. She further stated she
realizes there is an additional 10 or 20 acres available where the park
was going to b e, and she could see additional units going in there, however,
she could not see giving up any of the open space. She stated she is also -
worried about water, and feels 370 units are too many. Commissioner Carr
stated he agrees with Commissioner Fischer and he felt that somewhere the
Commission needs to look at these developments as they come along and keep
track of the increased sewage capacity along with the units coming in. Also,
he feels we should preserve as much of the open space that was in the original
plan as possible. Commissioner Moore stated, in his opinion, the Commission
needs to look at streets, water, sewer capacity, etc. He noted that this is
steep land and is very errosive. He also stated he feels the project is a little
premature.
After further discussion, the following action was taken:
RESOLUTION NO. 84 -988
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING DENIAL OF
AN AMENDMENT TO ORDINANCE NO. 221 C.S., "OAK
KNOLL" DEVELOPMENT (ORIGINALLY SUBMITTED AS
"KNOLLWOOD ").
On motion by Commissioner Carr, seconded by Commissioner Moots, and by
the following roll call vote, to wit:
AYES: Commissioners Carr, Fischer, Moore, Moots, Olsen and
Chairman Gerrish
NOES: None
ABSENT: Commissioner Benhardt
the foregoing Resolution was adopted this 1st day of May 1984.
Planning Director Eisner advised that because this is an Ordinance amend-
ment, it automatically goes to the City Council for final action.
CONTINUATION - PROPOSED AMENDMENT TO THE HOUSING ELEMENT OF THE GENERAL PLAN.
Chairman Gerrish commented that the Commission has read the draft element
and discussed it at the study session at which time the Commission made their
comments on areas they didn't like, however, he would not want to rush through
it because some of the items were very significant. Planning Director Eisner
stated that Ms. Stonier took notes at the study session and the matter would
go to the City Council with an accompanying report which would include all of
the public testimony and the comments from members of the Commission.
Commissioner MOOts suggested the cover letter accompany the draft, and the
Commission could look at it at their next meeting. Mr. Eisner advised that
staff will prepare a transmittal letter to be included in the Commission's
agenda packet for the next meeting.
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Arroyo Grande Planning Commission, 5 -1 -84
Page 6
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned at 11:10 P.M. by the Chairman.
ATTEST:
Secretary