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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 1 i 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_ :: 1 •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 1