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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: 161 162 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. 163 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. 1 1 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 165