PC Minutes 1982-09-21ARROYO GRANDE PLANNING COMMISSION
September 21,.:1982
The Arroyo Grande Planning Commission met in regular session with
Chairman Gerrish presiding. Present are Commissioners Benhardt, Carr,
Cole, Moore, Moots and Pilkington. Planning Director Hays and Public
Works Director Karp are also in attendance.
MINUTE APPROVAL
Upon hearing no additions or corrections, the minutes of the regular
meeting of September 7, 1982 were approved as prepared on motion by
Commissioner Benhardt, seconded by Commissioner Cole, and unanimously
carried.
REQUEST FOR FINAL MAP EXTENSION - TENTATIVE TRACT MAP NO. 741, "WILDWOOD RANCH ".
(CHUCK TEMPUS).
Planning Director Hays advised that the applicant is eligible. to receive an
additional one year time extension in which to record the final subdivision
map and, if granted, the map would expire on September 13, 1984, at which time
there would be no further time extensions possible. He pointed out that since
this is a "P -D" Planned Development zoning, that the Commission's action would
be a recommendation to the City Council.
After a brief discussion, on motion by Commissioner Cole, seconded by
Commissioner Benhardt, and unanimously carried, that a recommendation be
forwarded to the Council that the requested time extension be granted.
REQUEST FOR FINAL MAP EXTENSION - TENTATIVE TRACT MAP NO. 824, LOT 11, OAK
PARK ACRES. (REUBEN KVIDT).
Planning Director Hays.-advised that the applicant is eligible to an
additional one year time extension in which to record the final subdivision
map and, if granted, the map would expire on December 30, 1983, at which time
there would further time__extensions possible. He noted that this is
also a "P -D " zone and the Commission's action would be a recommendation to
the City Council..
After discussion, on motion -by- Commissioner Cole, seconded by
Commissioner Moots; _and unanimously carried, that a recommendation be
forwarded to - the - City Council granting the. requested time extension.
PUBLIC HEARING - USE PERMIT CASE -NO. 82 -343, REQUEST FOR VEHICLE STORAGE
AND OVERNIGHTER=-PARKING, SOUTHEAST CORNER OF VALLEY ROAD AND SUNRISE DRIVE,
IN THE "C -N" NEIGHBORHOOD COMMERCIAL DISTRICT. (H. C. ELLIOTT, INC.)
COIMIISSIONER- BENHARDT WAS EXCUSED FROM THE MEETING DUE TO A POSSIBLE CONFLICT
OF INTEREST AND IS NOW ABSENT.
Planning Director.Hays advised that the applicants have submitted an
application for a'Use Permit to allow their property, which is zoned "C -N ",
to be used :fora-vehic1e storage yard and an overnight R -V parking area.
As background information, Mr. Hays advised that the Zoning Ordinance, as
it is written, does :not specifically allow storage yards in the "C -N" District,
however,!. the_Planning Commission felt that this use might be appropriate with
a Use Permit. Mr. Hays pointed out that the applicants are asking for a little
more than the Commission had originally discussed, and that is the overnight
R -V parking.
Mr. Hays stated he has a couple of concerns regarding this application, and he
would caution the Commission in granting a permanent Use Permit for this use
and, in addition, he recommended that the Commission prohibit any structures
from being erected on the property that would make it more than a temporary
use because Neighborhood Commercial zoning sites are sparce in the City, and
he wouldn't like to see this future commercial site pre - empted by a vehicle
storage lot. He also recommended that the Commission not even consider the
overnight R -V parking because this is a use that cannot be considered under a
Use Permit in the "C -N" District.
Upon being assured by Planning Director Hays that public hearing for
Use Permit Case No. 82 -343 had been duly published and property owners
notified, Chairman Gerrish declared the hearing open.
Mr. Charles Grimshaw, 4101 Power Inn Road, Sacramento, representing
the applicant, stated that this will be a temporary use and it will be
overnight storage and R -V parking. He noted that there is some boat and R -y
storage in the mobilehome park, but right now it is at capacity. He stated
it is their feeling that it would be more desirable at this time for them
to go in and clean up that lot and fence the area.
Arroyo Grande.Planning Commission,. 9 -21 -82
Matt Gallagher, 520 LeannaDrive, stated that there have
and R -V vehicles parking there and people staying overnight.
There being no further comments for or against the proposed Use Permit,
Chairman Gerrish declared the hearing closed.
Commissioner Carr pointed out that, in reviewing the Zoning Ordinance,
it is clearly not the intent to allow this type of use and, in his opinion,
the proposed use would be detrimental to property improvements in the
neighborhood. Commissioner Moore stated he made a check of the existing
storage area today and found that there are 48 spaces to store boats, R -V's,
etc., and 18 of those spaces were empty this morning.
the
After a brief discussion, the following action was taken:
RESOLUTION NO. 82 -923 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE DENYING A USE PERMIT, CASE NO.
82 -343.
On motion by Commissioner Carr, seconded by Commissioner Moore,
and by the following roll call vote, to wit:
Commissioners Carr,_. Moore,
and Chairman Gerrish
NOES`: Commissioner Cole
ABSENT Commissioner Benhardt
foregoing_Resolution was adopted this 21st day of September, 1982.
AXES:
Moots, Pilkington
been trailers
COMMISSIONER BENHARDT IS NOW PRESENT.
PUBLIC HEARING°-CONTINUATION - SUBDIVISION REVIEW, TENTATIVE SUBDIVISION MAP,
TRACT NO. 10.43 -- `'EQUESTRIAN ESTATES ", A 40 UNIT SINGLE FAMILY' RESIDENTIAL
SUJBDIVISION:L- PROPERTY - GENERALLY LOCATEDEASTERLY OF.PILGRIM AND:THE
.ARROYO GRANDE HIGE17SCHOOL PROPERTY,'NORTHEASTERLY'OF VALLEY ROAD AND
ABUTTING HIGHWAY " I01'ON'THE.EASTERLY PROPERTY LINE : (BUSICK /GEARING'DEV.)
PlanningDDir..ector Hays noted that the Planning Commission first con-
sidered this .tentative subdivision map in June of this year, at which time
considerable testimony was heard and, at the conclusion of the testimony,
the Commission continued -- the matter to this meeting to enable the applicant
to sit down witJi :staff to go over some of these conditions that seemed to be
of concern. to parties. He further noted that the Commission did require
that a Supplement the original Environmental Impact Report be prepared on
the project. --The-Commission and Council determined that there would only be
certain items discussed in the Supplement, which would be concerns regarding
water, drainage-, sewer and traffic problems associated with this project.
He stated that the.. recommended conditions of approval have taken into con-
sideration the major - impacts. -of -this project and are to be considered
mitigation measures as- proposed in the report. Mr. Hays stated that the
recommended action for this item is to first certify the final EIR and
Supplement as complete. If the Commission wishes to approve the project,
they will need to make the necessary findings as required in the California
Environmental Quality'Act.
Upon being assured by Planning Director Hays that public hearing for
Tentative Subdivision Map, Tract No. 1043, had been duly published and property
owners notified, Chairman Gerrish declared the hearing open.
Jim McGillis, San Luis Engineering, spoke on behalf of the applicant,
Mr. Gearing, and gave a brief overview of the project, and spoke to the items
addressed in the Supplemental EIR. He stated that sewer.and water concerns
were accounted for in the study that the staff did for a much higher density
project which the applicant had proposed earlier, so he would like to speak
more specifically to the drainage and the traffic.
With regard to drainage, Mr. McGillis stated that according to the drain-
age study there are 1700 cubic feet per second running underneath the freeway
and passing through the property, and the applicant will be required to design
and pass through the project the water that is coming on to the project; that
is basic California law, and they have done that. As far_: as the traffic is
concerned, Mr. McGillis pointed out that the proposal is for 40 units, with a
planning projection of 10 trips per day per unit, comes to 400 trips out of
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Arroyo Grande Planning. Commission, 9 -21 -82
Page 3
the subdivision per day, and the Traffic Reports indicate it is about.a 50 -50
split, so that one -half will be going to Orchard and the other.one =half will
be going to Valley Road; so that is 200 trips over a 10 hour period which is
only 26 per Hestated that:ythe one condition for mitigation measures
that is most difficult for them to live with and that is Item 3a requiring the
realignment on Valley Road at Aerie Place. To re- align that intersection would:
require that the road go through Mr. Taylor's property, and Mr. Taylor is in the
audience tonight and -will probably present reasons why that shouldn't be,based
on it being prime agricultural land. Mr. McGillis stated he has worked out a
solution for the existing intersection within the existing right of way, and he
presented this alternative to the Commission at their last meeting, He gave a
brief review of this alternative this evening. Mr. McGillis commented that
should the Commission decide to approve this subdivision tonight, he would ask
for consideration on Item 3a, the relocation of the intersection 300 ft. south.
Paul Haddox, 587 Valley Road, stated that he owns the property adjoining
the school and sometime in the future his property could have 12 homes on it
and inquired if there would be enough capacity there for that, or would he have
to buy land from Mr. Taylor? Matt Gallagher, 520 Leanna Drive, stated his
concern is that in the development of this property, they are not taking that
water to its ultimate destination; ponding is not a viable solution. He further
stated he is concerned with the traffic circulation and, in his opinion, the
proposals submitted_by Mr. McGillis pertaining to the flooding and the traffic
situation _are not. the solutions -. Ella Honeycutt, speaking for Coastal San Luis
Resource Conservation District, presented pictures of flooding of the area
which were in -1978. She stated that the District is very concerned with
flooding_and once the damage is done, people have to live with what happens.
She further -stated they support building on the hillsides, as long as the
drainage is : care -.o. :_and, in her opinion, the Planning Commission has a
responsibility-._to^-see that remain in farming, and she urged the
Commission - to- make.sure that there is a good drainage plan. Mr. Alan Vandercook,
222 W. Cherry, .stated he lives .at - the intersection of Orchard and Cherry. He
commented that. Orchard Street is over -used and the additional traffic
from the 40 residences would much and, in his opinion, someplace other
than Orchard should_be- adopted as an egress point. Bill McCann, 575 Crown
Hill, stated_he is concerned about the drainage of this project. Mr. McCann
inquired if the drainage is_._going to be taken care of strictly on a ponding
basis?
Public :Works. Director Karp pointedout_ that there is a major drainage
ditch in this ,area- and the developer will be constructing a linll" to that
ditch, and when the land in between is developed, then the final link` will
be completed. `He. that -_when the proposed tract is completed, there
will be no - -more concentration of water at the peak flow than there is now.
Paul_:Haddox, 587 Valley -Road,:commented that the old drainage plan
presented a few years ago when the project was Grande Highlands was practical
and the water -could have been handled pretty well, but the present drainage
plan is, in_his opinion, rather ridiculous and it will not do the job at all.
John Taylor, 680 Valley Road; stated that the flooding and drainage
concerns have been discussed for a long time and he won't go into all of
the points that have been brought up here tonight. He commented that Valley
Gardens was a - big mistake, and Sunrise Terrace only compounded the problem,
and he doesn't really see any problem with the development on the hill. He
stated his_concern is when the school buses turn in at the shop area, they go
off the road in front of Tom Runnels house and make a wide sweeping turn to
get back, and_when the intersection is in, it will no doubt have a berm; and
he couldn't see those 90 passenger buses making a turn into this area. Mr.
McGillis stated they would probably have to go through the parking lot. Mr.
Taylor stated that the problems regarding flooding, drainage and the traffic
will present a real problem.
Mr. McGillis stated we..are talking about. a tributary area of 1750 acres;
that is an area that contributes to this drainage. We are developing 60 acres,
which is less than 3 -1/20, and what we propose is the water running off of our
60 acres will be less in a developed situation than it will be in an undeveloped
situation. He commented that they do not have control over the other 97 %.
Mr. Gallagher commented that, in his opinion, whatever solution that comes
forward should be toward - solving the problems, particularly with this development.
Public Works Director Karp stated that this solution is attempting to solve our
problems; but it is not the final link; this is a major expenditure on the part .
of the developer to bring that ditch in. Mr. Haddox stated that Orchard Street
will not handle much more traffic, and Valley Road already has too much traffic
Arroyo Grande Planning Commission, 9- 21 -82
:and, in his - .opinion, the solution is to put a street through Sunrise Terrace
where it should have been in the first place. : John Runnels, 213 Miller Way,
stated that the intersection.that: has been proposed for that corner, in his
opinion, is one of the_most dangerous.things that could happen, and.it is his
- feeling .that`.the water. situation: is' going to.add to their, problems.. however,
the intersection is the worst problem, they own the property directly
across the:street from there. 'John Taylor referred to the pictures presented - _ . ,• .
by Mrs. Honeycutt stating it is a perfect example of what should be there today;
it makes a very graphic display of where the water use.:.to go and, instead of
improving the situation over the last 10 or 15 years, it has gotten steadily
worse.
Upon hearing no further comments for or against the proposed subdivision,
Chairman Gerrish declared the hearing closed.
Planning Director_Hays read the recommended conditions of approval and
there was considerable discussion relative to the proposed road realignment.
Chairman Gerrish noted that there are now two actions that ?. the Commission has
to deal with; One is whether or not they are going to certify the final EIR
and supplement as being complete and, second, whether they are going to approve
or deny the final subdivision map before them. After further discussion, the
following action was taken:
RESOLUTION NO. 82 -924
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY - OF ARROYO GRANDE CERTIFYING THAT THE "GRANDE
HIGHLANDSr _ENVIRONMENTAL_:IMPACT- • COMBINED
WITH THEI SUPP.LEMENT..REEOAT !FOR '.'.' EQUESTRIAN: ESTATES"
Oh. motion_by Commissioner- Cole, seconded by Commissioner Benhardt,
and by the- fallow -ing roll • calLvote, to wit:
- Commissioners- -Benhardt, Carr, Cole, Moore, Moots,
Pilkington• and - Chairman Gerrish
.NOES: - None -
ABSENT_ None
the foregoing-.-Resolution was adopted this 21st day of September 1982.
Chairman : Gerrish advised that the next step is to consider the.approval
or denial of -the subdivision. Commissioner Cole stated she has a concern
with the situation and would not feel good about adding more traffic
to the problem Moots agreed with Commissioner Cole, stating
he doesn't ihow<the drainage can be done any different, however, he couldn't
approve the traffic is coming down. Commissioner Benhardt stated he
agreed a bout :the°_ -.traffic._and_.did not like the closeness of the proposed::inter-
section to that-sharp curve. Commissioner Moore commented that if there is no
provision - - - for master drainage plan, it will make future projects much harder
to put together. Commissioner Gerrish stated that this developer is being
required to provide that. Public Works Director Karp advised that the
commission could require the developer to acquire not only a right of way
for the street, but also they could require him to acquire a swath down the
middle of that agricultural land and put in a ditch.
Mr. Karp stated he hears the Commission talking about denial on the
basis of - traffic, and he inquired if the Commission feels the mitigation
measure as Suggested is the developer won't be able to accomplish,
or if they feel that the mitigation measures as suggested by the Traffic
Engineer will not solve the traffic problem? Commissioner Cole stated her
concern the recommendation is that it is taking prime agricultural land.
Mr. Karp pointed out that this is hillside development and the only way you
can get to it is by taking 1 -1/2 acres out of prime agricultural land._
Mr. E. E. Gearing, developer, stated that at one time when the density .
was up and he had asked for annexation, he offered to dedicate the land and
take this water. that is such a problem to the creek, however, they went
from 340 lots down to 40, and it can't be done with 40 lots.
RESOLUTION NO. 82 -925
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP NO..
1043 "EQUESTRIAN ESTATES ", AND REFERRAL TO THE CITY
,COUNCIL FOR INFORMATIONAL PURPOSESONLY_ ::
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•r. _
Arroyo Grande Planning. Commission, 9 -21 -82
On motion by Commissioner seconded by Commissioner Benhardt, and
by the following roll call vote; ._to wit:
AYES:
NOES:
ABSENT:
NOES:
ABSENT:
Commissioners Benhardt and Cole -
Commissioners Carr, Moore, Moots, Pilkington
and Chairman Gerrish
None
The foregoing Resolution was defeated this 21st day of September 1982.
After a brief discussion, the following action was taken:
RESOLUTION NO. 82 -926
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE DENYING TENTATIVE TRACT MAP NO.
10.43 "EQUESTRIAN ESTATES ".
On motion by Commissioner Carr, seconded by Commissioner Moore, and
by the following roll call vote, to wit:
AYES: Commissioners Benhardt, Carr, Cole, Moore, Moots,
Pilkington and Chairman Gerrish
None
None
the foregoing_Resoiution was - adopted this 21st day of September 1982.
PUBLIC HEARING - -- .REZONINGCASE NO. 82 -164, ZONE CHANGE FROM "RA -B3" RESIDENTIAL
AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT, MAY AND PASEO STS.
(JEFFREY CARRIERS).
Planning- Director Hays stated that the applicant has submitted an appli-
cation for rezoning of-_approximately 1.26 acres located along the Pacific Coast
Railroad right_.of way. The proposed development is to construct 10 single
family residential units in a Planned Development. He pointed out that Planned
Development allows a variety of uses -prior to a development plan being approved.
Mr. Hays pointed out that the initial study to determine possible
significant effects has .been prepared and there are 5 major items of
environmental concern. He stated that if these environmental concerns can
be mitigated, -.the California - Environmental Quality Act would permit the
decision making body to a mitigated Negative Declaration if appropriate.
Mr. Hays recommended that the Commission make the finding that there may be
significant environmental concerns and allow the applicant to respond to these
specific concerns. If the problems can be mitigated. the Commission could
recommend a Negative Declaration and, if problems still exist, a focused EIR
should be considered.-_.
Upon being_ -- assured by Planning Director Hays that Rezoning Case No.
82 -164 had been duly published and property owners notified, Chairman Gerrish
declared the hearing open.
Jeff Carrithers, applicant for the zone change, advised that he has done
some preliminary engineering and has ascertained that the 5 major concerns can
be resolved and he would like to bring the information back before the Commission
in two weeks.
Sandy Fachetti, 248 Tally Ho Road, spoke in opposition to the zone change.
Ron DeCarli, 538 Le Point Street, suggested that a full Environmental Impact
Report be required to look at the issues mentioned. Helen Sharps, 535 LePoint
Street, spoke in opposition to the zone change, stating the project would increase
traffic on Le Point Street and would change the character of the area. Ella
Honeycutt, Oak Hill Road, stated her concern is that Mr. Newdoll built some homes
close to where this development is proposed and she cautioned that we really have
to be careful because the creek is filling up with silt and she hoped the
Commission would insist that the silt be kept out of the creek. Mr. M. Harris, 212
McKinley Street stated that if this change to "P -D" is based only upon this pro-
posal, that is one thing; however, if it goes to "P -D" with the possibility of
putting in something like the Crown Hill development with 60 units, that is a
different situation. Steve Diaz, 585 May Street, stated is not for or against
Arroyo Grande Planning Commission, 9 -21 -82
the project, however, it is his feeling that the flooding problem, increased
traffic and the compatibility of the development to the area should be
addressed. _Michael Bondello, 307 McKinley, stated that this area is a
natural Riparian Habitat for wild life and it is his feeling that it should
be allowed to function properly.
Jeff Carrithers, applicant, referred to the comments relative to
conforming to the neighborhood and commented that he has designed the project
with the character of the neighborhood in mind.
There being no further comments, Chairman Gerrish advised that the
hearing would be continued pending receipt of further information.
After discussion, on motion by Commissioner Cole, seconded by Commissioner
Pilkington,. and .unanimously carried, that the matter be continued and the
applicant be requested to provide additional information relative to sewage
disposal, water supply, circulation, drainage and soils.
REVIEW PLAN FOR CONTROLLING REAR ACCESS PRIVATE RECREATION CENTER, 601 GRAND
AVENUE. (LAURA ZUMBRUM).
Planning Director Hays advised that he has not received anything from
the applicant-regarding their request for a plan to control the rear access.
Chairman Gerrish- directed Mr. Hays to write a letter to the applicant inform-
ing him that he -has. failed to meet the requirements of the Use Permit and
the Commission will discuss revocation of that permit if a ;plan is not
available at the next meeting.
COMMUNICATIONS=
Planning-Director -Hays presented plans for a shopping center at the
corner of - Mason. and. Branch Street-The plans were briefly reviewed and,
after discussion.,- Mr. Hays advised that the Architectural Review Committee
had met and:approved.;the_.plans for:the proposed development.
ADJOURNMENT
There being further- business before the Commission, the meeting
was adjourned by Chairman at 11:20 P.M.
ATTEST:
Secretary // 'Chairman
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