PC Minutes 1979-11-20Arroyo Grande Planning Commission
November 20, 1979
The Arroyo Grande Planning Commission met in regular session with Chairman
Gorsline presiding. Present are Commissioners Carr, Sebastian, Moots and Simmons.
Commissioners Cole and Fischer are absent. Planning Director Castro is also in
attendance.
REVIEW COMMITTEE ACTION - ARCHITECTURAL REVIEW CASE NO. 79 -211, 411 TRAFFIC WAY,
COMMERCIAL BUILDING. (IANNEO).
Planning Director Castro read the recommended conditions of approval listed
in Architectural Committee Action, dated November 14, 1979. In answer to Com-
missioner Sebastian's question regarding the drainage of the parking lot and drive-
way, Planning Director Castro advised that the grading and drainage plans are to
be approved by the City Engineer prior to issuance of a building permit. Mr.
Ianneo advised the Commission that both driveway lanes would be improved in con-
junction with the construction.
After a brief discussion, on motion by Commissioner Moots, seconded by
Commissioner Sebastian, and unanimously carried, Architectural Review Case No.
79 -211 was approved subject to conditions set forth in Architectural Committee
Action, dated November 14, 1979.
PUBLIC. HEARING - REZONING CASE NO. 79- 131, .. ZONE CHANGE FROM "P -M ". PLANNED
INDUSTRIAL DISTRICT TO "C -B -D" CENTRAL BUSINESS. DISTRICT - GENERALLY. LOCATED
EASTERLY OF NORTH MASON STREET BETWEEN BRANCH STREET AND LE POINT STREET.
XLOOMIS /PHILLIPS.
Planning Director Castro advised that he had discussed the rezoning of the
Phillips property with the owner, as requested by the Commission. Initially,
Mrs. Phillips felt that the highest and best use of the property would be the
Central Business District instead of the Planned Manufacturing. He stated that
Mrs. Phillips had called today and stated the C -B -D zoning would change her taxes
and she felt she would rather keep the current zoning. In view of Mrs. Phillips'
concern, Mr. Castro recommended that the Phillips property be deleted from the
zone change request.
With regard to the Request for Negative Declaration, Planning Director
Castro stated that the procedure being carried out this evening is to bring the
zoning into conformance with the prior action of the Commission regarding the
General Land Use Plan. He further advised that the zone change and land use
plan would be referred to the City Council for their action in January of 1980.
He stated it was his understanding that the property owners intend to preserve
the creek area and enhance the beauty of it.
Upon being assured by Planning Director Castro that Rezoning Case No.
79 -131 had been duly published, posted and property owners notified, Chairman
Gorsline declared the hearing open. After hearing no comments from the audience
for or against the proposed zone change, Chairman Gorsline declared the hearing
closed. After a brief discussion by the Commission, the following action was
taken:
RESOLUTION NO. 79 -709 EIR
RESOLUTION OF . .THE- PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE ACCEPTING NEGATIVE
ENVIRONMENTAL IMPACT DECLARATION.
On motion by Commissioner Moots, seconded by Commissioner Carr, and by
the following roll call vote, to wit:
AYES: Commissioners Carr, Sebastian, Moots, Simmons and
Chairman Gorsline
NOES: None
ABSENT: Commissioners Cole and Fischer
the foregoing Resolution was adopted this 20th day of November 1979.
With regard to the requested zone change from Planned Manufacturing District
to the Central Business District, Planning Director Castro recommended approval of
the zone change, deleting the Phillips property (312 Le Point Street), to bring
the zoning into conformance with the Land Use Plan. There being no further comments,
the following action was taken:
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Arroyo Grande Planning Commission, 11 -20 -79 Page 2
RESOLUTION NO. 79 -710 Z
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT
TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GRANDE AS
PROVIDED BY CHAPTER 4 ZONING, ARTICLE 32 OF SAID CODE.
On motion by Commissioner Moots, seconded by Commissioner Carr, and by
the following roll call vote, to wit:
AYES: Commissioners Carr, Sebastian, Moots, Simmons and
Chairman Gorsline
NOES: None
ABSENT: Commissioners Cole and Fischer
the foregoing Resolution was adopted this 20th day of November 1979.
PUBLIC HEARING - REZONING CASE NO. 79-132, ZONE CHANGE FROM. "R -.G ".GARDEN APART-
MENT DISTRICT TO "R -SC" RESIDENTIAL SENIOR CITIZENS DISTRICT, 365 AND 377 SO.
ELM STREET. (RANELLETTI).
With regard to the Request for Negative Declaration, Planning Director
Castro advised that it is his recommendation that the request be granted, and
that the proposed zone change will bring the City's Land Use Plan and zoning
into conformance.
Upon being assured by Planning Director Castro that Rezoning Case No.
79 -132 had been duly published, posted and property owners notified, Chairman
Gorsline declared the hearing open.
Mr. George Mana, 1178 Fair Oaks Avenue, asked what the difference was
between the two districts. Planning Director Castro explained the two districts,
noting that the "R -SC" District specifically permits multiple senior citizen
projects. Other multiple projects such as townhouses or condominiums would re-
quire a Use Permit. Mr. Mana stated he would like to see a project like this
install a concrete block fence; something that would last. Mr. Tony Ranelletti,
one of the developers of the project, stated in regard to the fencing to the
rear of the property, they are looking at a very attractive looking wood fence,
and he doesn't know about the masonry, simply because they don't know yet what
costs would be involved.
Commissioner Carr questioned some of the answers given by the applicant on
the Request for Negative Declaration. Planning Director Castro explained that
he, as Environmental Coordinator, evaluates the request of the applicant and
then makes his recommendation to the Commission. After discussion, Commissioner
Simmons moved that the Request for Negative Declaration for Rezoning Case No.
79 -132 be accepted. Motion lost for lack of a second.
Commissioner Carr stated it doesn't seem right, when there is a serious
environmental impact, to have the request come in with everything marked "no ".
Planning Director Castro stated, in his opinion, how the petitioners answer
the questionnaire is entirely up to them. The questionnaire is reviewed by
the Environmental Coordinator and evaluated on Form B3, and that is what the
Commission is acting on. Commissioner Carr indicated he would rather have the
applicant submit an adequate request and have the Commission act on that. He
suggested continuing the matter and requesting that the applicant resubmit the
Request for Negative Declaration, with particular consideration given to Items
7, 14, 18, 19 and 20.
After discussion, Commissioner Sebastian stated he is sufficiently
satisfied that the proposed project is not going to create an environmental
impact, and the following action was taken:
AYES:
NOES:
ABSENT:
RESOLUTION NO. 79 -711 EIR
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE ACCEPTING NEGATIVE ENVIRONMENTAL IMPACT
DECLARATION.
On motion by Commissioner Sebastian, seconded by Commissioner Simmons,
and by the following roll call vote, to wit:
Commissioners Sebastian, Simmons and Chairman Gorsline
Commissioners Carr and Moots
Commissioners Cole and Fischer
The foregoing Resolution was defeated this 20th day of November 1979.
Arroyo Grande Planning Commission, 11 -20 -79 Page 3
Commissioner Moots commented that, in his opinion, the project does not belong
where it is proposed to be done and, therefore, he is not going to vote for a
Negative Declaration on that piece of property.
Planning Director Castro suggested that since a limited number of Com-
missioners are present perhaps the matter should be continued until more
members are present. He suggested that the Request for Negative Declaration
be referred back to Garing and Taylor and ask that they reconsider the
questionnaire based on some of the Commissioners' thoughts.
After discussion, the public hearing was continued to the meeting of
December 18, 1979.
PUBLIC HEARING - REZONING CASE NO. 79-133, ZONE CHANGE FROM "A" AGRICULTURAL
DISTRICT TO "R -S" RESIDENTIAL SUBURBAN DISTRICT, PRINTZ ROAD. (KIRKPATRICK).
Planning Director Castro read two letters to the Commission from property
owners in the area. One letter from Lester F. White indicates he is in favor
of the rezoning and requesting the entire 46 acres be included in the proposed
"R -S" District. The second letter from Mr. and Mrs. James Hale and Mr. and
Mrs. Eugene Nooker, dated November 17, 1979, requests that the present appli-
cation be redirected to include the overall 46 acre area.
Planning Director Castro reviewed that the last Council action on Mr.
Kirkpatrick's lot split was that the final approval be held in abeyance until
the certification of the new district and, in his opinion, being that the
district has now been created, the zoning of the property and the finalization
of the lot split is in accordance with Council's directives. He further stated
that staff is concerned with the remainder of the property not being consistent
with the zoning designed for that specific area, and suggested that the Com-
mission adopt a Resolution of Intention to proceed with rezoning the remaining
five parcels of land. This action would be in compliance with the Council's
desires for uniformity of zoning and protection of the area from further lot
splits not consistent with the character of the immediate area.
Upon being assured by Planning Director Castro that public hearing for
Rezoning Case No. 79 -133 had been duly published, posted and property owners
notified, Chairman Gorsline declared the hearing open.
Mr. Kirkpatrick, petitioner for the rezoning, stated he went ahead with
the rezoning because he felt he had a right to proceed with it, however, if
the rest of the property owners can get together to rezone their properties,
he would be willing to postpone his request and wait until the other parcels
can be considered for the zone change also.
Mr. William Lackey, 1154 Sunset Drive, stated as one of the property
owners he feels that the entire area should be rezoned, however, if that
happens, in his opinion, Mr. Kirkpatrick's filing fee for the rezoning should
be returned to him.
There being no further comments for or against the rezoning, Chairman
Gorsline declared the hearing closed.
Planning Director Castro noted that if the Commission decides to pass a
Resolution of Intention to rezone the entire 46 acres, a pro -rated share of
Mr. Kirkpatrick's filing fee could be returned to him.
It was the consensus of the Commission that Mr. Kirkpatrick's rezoning
request be continued and that the entire 46 acres in the area be considered
at one time for the _'.R -S" District, and the following action was taken:
RESOLUTION NO. 79 -712 Z
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE EXPRESSING INTENTION TO INITIATE
A ZONE CHANGE.
On motion by Commissioner Carr, seconded by Commissioner Sebastian, and by
the following roll call vote, to wit:
AYES: Commissioners Carr, Sebastian, Moots, Simmons and
Chairman Gorsline
NOES: None
ABSENT: Commissioners Cole and Fischer
the foregoing Resolution was adopted this 20th day of November, 1979.
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Arroyo Grande Planning Commission, 11 -20 -79 Page 4
CONTINUATION OF PUBLIC HEARING - REZONING CASE NO. 79 -130, ZONE CHANGE FROM "A"
AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT, KNOLLWOOD DEVELOP-
MENT, GENERALLY LOCATED NORTHEAST OF U. S. HIGHWAY 101 AND THE SAN LUIS OBISPO
COUNTY CIVIC CENTER. (URBAN SCIENCES, INC., AGENTS FOR BAMOD CO.).
Planning Director Castro briefly reviewed various developments that have
taken place or are being considered for the general area surrounding the Knollwood
project. He advised that the Parks and Recreation Commission are looking for 15
acres of useable playr.area in that part of the City to take care of the needs
for what is taking place development -wise north of Highway 101. The Parks and
Recreation Commission is very much in favor of their previous 15 acre recom-
mendation, and will be holding a hearing on the plan the latter part of this month,
with their recommendation coming to the Commission.
Mr. Castro stated he has some concerns with regard to the abundance of
cluster developments. He made reference to the Council's approval of Rancho
Grande's small portion of cluster developments for evaluation before proceeding
to approve an overall plan. He further stated that the Council was very adamant
about the perephery of that project area being consistent with the existing acre
lots, and perhaps the same kind of policy should be applied to this project.
With regard to Public Works, Mr. Castro referred to the improvement of
Branch Street by this developer from the South County Facility to the Woman's
Club, and noted that it may also necessitate other improvements on the extension
of Branch Street because of the curve leading from Wesley Avenue; and we are also
looking to at least one other major avenue for ingress and egress for this de-
velopment. He stated the City Engineer indicated that, with the acceptance of the
Miller Way development, the water system may not be adequate to serve the project
and, therefore, will need to tie in with the pressure tank required in Rancho
Grande. Mr. Castro pointed out that the City's cul -de -sac standard only allows
for 12 units and, in some instances, this plan calls for far more than what is
allowed in the ordinance, which may mean revision of the plan. Mr. Castro
further stated he would be interested in knowing the maintenance costs of this
project, and that he hasn't been able to find that in the report. Also, with
regard to the price range of the homes quoted in the report, he felt that by
the time the project gets approved and the maps are completed and recorded,
considering the rising costs, in his opinion, the 65,000 may jump to 78,000
and the 85,000 range up to 102,000 plus the maintenance costs, which presents
an interesting picture as to how realistic the development is from that point
of view. If the thrust is to provide for middle income families then, in his
opinion, we are dealing with densities to reflect a lower priced home.
On the school needs, Planning Director Castro advised he had directed a
letter to Dr. Hoagland on November 6th with regard to the Knollwood project.
He noted in that letter that in discussing the project with Mr. Dodson, he
had been advised that the school site which the District had previously approved
in Rancho Grande was no longer valid. Mr. Castro then read a letter from Dr.
Hoagland, dated November 9, 1979, in essence, stating that the District opposes
any further construction of housing developments unless adequate mitigations of
the impact is provided by the developers. Mr. Castro stated that today he had
received another letter from Dr. Hoagland stating that with respect to the pro-
posed site itself, apparently it does not meet the State requirements of 9
useable acres and that Mr. Dodson had referred to this criteria in the Master
Plan document he developed for the School District. Mr. Castro read the letter
from Dr. Hoagland, dated November 20, 1979 its entirety.
Mr. Castro stated that he has walked the project site and would strongly
recommend that Commission members tour the property and, if they would be in-
terested, he could perhaps work out a schedule when a tour could be made. The
Commissioners indicated they would be interested in a tour of the project site.
The Commissioners expressed concern with regard to street improvements
and the condition of the Freeway exits to that entire area that is being de-
veloped. Commissioner Carr pointed out that Cal Trans had expressed serious
concerns about the impact of these developments on both the on -ramps and Highway
101 itself, and his impression was that they were saying that we can't expect
any Cal trans money to improve that highway along there, and that the cities
and developers should develop some type of long range plan for handling traffic
in this area. Planning Director Castro advised that staff is aware of Cal Trans'
concern and the matter was addressed during the review process of the Rancho
Grande project. In talking to Cal Trans about the Brisco underpass, Mr. Castro
stated they had indicated it may not be desirable to do anything about Brisco;
maybe continue as it is or close it, and put the entrance on Grand Avenue. He
further stated that, in his opinion, the problem is getting worse, and if we are
going to recognize the land use, then we have to recognize the impact that it
has.
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Arroyo Grande Planning Commission, 11 -20 -79 Page 5
Commissioner Sebastian stated that some of these intersections are obsolete,
even without Knollwood or Rancho Grande, and what we are really going to have is
a conflict in safety, because no single entity can start building one to two
million dollar overpasses and underpasses, so the public is going to suffer and
this is a negative impact. With regard to the proposed extension of Branch
Street, Commissioner Sebastian recommended that the property owners on West
Branch be made aware of the City's intention to extend Branch Street before the
public hearing is opened. Commissioner Simmons pointed out that, in looking at
what is proposed in the phasing, if only Phase 1 were to go in, all of that
traffic is going to impact James Way, which in turn will impact Tally Ho Road.
Planning Director Castro advised that he and Mr. Karp had discussed this with
the developer, and at that time Mr. Karp indicated that there needs to be some
other way to get in and out of the project and, in his opinion, that is part of
the review process that will take place.
After considerable discussion, Planning Director Castro summarized the
various concerns discussed by the Commission as follows: (1) That property
owners on Branch,Street, Miller Heights and James Way be notified of the public
hearing on the 18th of December; (2) Review with City Engineer Karp the con-
ditions that have been approved for road improvements in both Oak Park Acres
and Rancho Grande, and staff will prepare a map to indicate what portions will
be improved and when, and the type of improvements; (3) City Engineer Karp to
address the matter of the drainage and utilities; (4) Maintenance costs; and
(5) How consistent are the periphery areas in this development with the ad-
jacent developments. Commissioner Sebastian also requested that City Engineer
Karp take a look at the grade systems on the roads, in that they seem extremely
excessive.
After further discussion, Chairman Gorsline advised that the matter would
be continued to the meeting of December 18th, at which time the hearing would be
open for public comment.
REQUEST FOR EXTENSION - TENTATIVE MAP FOR TRACT 555, OAKCREST ESTATES. (GARING,
TAYLOR & ASSOCIATES, INC., AGENTS FOR OAKCREST ASSOCIATES).
Planning Director Castro advised he had reviewed the matter of the request
for extension with the Public Works Director and there are no objections to
granting the extension for 12 months, which is what is permitted by law and the
City Ordinance. Originally, they had received 18 months approval, and they are
permitted to request a 12 month extension.
After a brief discussion, on motion by Commissioner Simmons, seconded by
Commissioner Moots, motion carried with one "no" vote, granting a 12 month ex-
tension for Tentative Map for Tract 555.
ORAL COMMUNICATIONS
Planning Director Castro advised that Tom Sullivan, Grover City, had for-
warded a letter advising they are going to prepare a Focus Report on the "Oak
Park Inn" development proposed for the southwest corner of the Oak Park Road and
El Camino Road intersection. He requested that, in view of the fact that the
major portion of the property is within the City of Grover City, that Arroyo
Grande designate Grover City as lead agency in the preparation of the Environ-
mental Impact Report. After a brief discussion, Mr. Castro stated he would
advise Mr. Sullivan that it is agreeable with the Commission for Grover City
to proceed as the lead agency.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned by the Chairman at 10:25 P.M.
ATTEST:
„ac
Secretary =man
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