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PC Minutes 1978-09-05Arroyo Grande Planning Commission September 5, 1978 The Arroyo Grande Planning Commission met in regular session with Vice Chairperson Cole presiding. Present were Commissioners Fischer, Gorsline, Moots, Simmons and Vandeveer. Commissioner Harris was absent. Also in attendance were Planning Director Castro, Planner Sullivan and City Engineer Karp. APPLICATION OF MID STATE BANK FOR REVIEW TO MODIFY THE EXISTING STREET PLAN LINE FOR LINDA DRIVE AND BENNETT AVENUE. Planning Director Castro reviewed the staff report, dated August 31, 1978, and referred to the three alternatives noted in the report. He stated that during the recent General Plan Review, it was recommended that this "P -M" District be changed to "H -S" District, however, the "P -M" District was retained. The problem with continuing the alignment is that it disrupts the proposal that Mid State Bank has in mind. He further advised that staff fully appreciates the concerns of the Commission and the residents of Linda Drive, but he was concerned about the type of land use that is there and the traffic problems that are now existing on Grand Avenue and, in his opinion, there seems to be no other avenues open to disburse that traffic. Mr. Castro reviewed the proposal of Mid State Bank show- ing the proposed office building and proposed parking in the rear. Mr. Carol Pruett, Mid State Bank, reviewed the proposed plan, advising that the administrative facilities on the back of the property would not be a public type facility, but would be strictly administrative staff, electronic accounting systems, etc., but would not include customer contact. He estimated that the number of employees in this facility would amount to about 25 or 30 at the present time. Mr. Pruett further advised that when the Bank decided it was time to go ahead and do something on the back of the property, they took a look at the original plan line that was designed there and it looked like it would increase the traffic problems that Linda Drive could not handle. He stated there is no circulation on that side of Grand Avenue, between Brisco Road, through Halcyon, 101 and Grand Avenue, and they feel that area desperately needs to be opened up. They also feel that their modification of the original plan would tend to minimize the usage of Linda Drive, and that because of the way the plan is laid out, that any commercial traffic will go the other direction. Mr. Roy Burke, 917 Bennett Avenue, stated that sooner or later this property has to be developed and it is quite a large area in there. In his opinion, the way the bank has the plan laid out is the best possibility and, primarily, right now they are concerned with opening up this area and taking some of the traffic congestion off of Grand Avenue. He further stated that Linda Drive is not con- ducive to trucks because of the hill there with a "Stop" sign at the top. He suggested that the City consider restricting Linda Drive to commercial vehicles, or a load limit on the street to prevent the trucks from using this residential street. Linda Shepherd, 1106 Linda Drive, stated that the residents of Linda Drive feel the bank's proposal is superior to what the City has on ?paper. She pointed out the problem with the Brisco Road intersection and the problem with ponding, and suggested letting the bank go ahead with Phase 1 of their proposal to start their building to connect to Bennett Avenue with the larger street which would give them their flow, until such time that the problems on the other end of Linda Drive could be solved. Mr. Joe Wolosz, suggested a cul -de -sac at the end of each street, which would still allow the flow of traffic going to Halcyon Road without going to Linda Drive. Mr. Ralph Vanderveen, 1140 Linda Drive, stated he agreed with Mr. Wolosz's theory. Mr. Dick Blankenburg, owner of the property where the newspaper building is, spoke in support of Mid State Bank's plan for the connection of Linda Drive and Bennett Avenue. Mr. John Bryant, 1120 Linda Drive, stated he agrees with the rest of the residents on Linda Drive, in that there is no reason for the traffic to go through on Linda Drive when there is an alternate solution available. After considerable discussion by the Commission, the following action was taken: RESOLUTION NO. 78 -635 P RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING THE PROPOSAL TO MODIFY DEVELOPMENT PLAN NO. 3. 018 020 Arroyo Grande Planning Commission, 9 -5 -78 Page 2 On motion by Commissioner Vandeveer seconded by Commissioner Moots, and by the following roll call vote, to wit: AYES: NOES: ABSTAIN ABSENT: . Commissioners Moots, Vandeveer and Vice Chairperson Cole Commissioners Fischer and Gorsline Commissioner Simmons Commissioner Harris the foregoing Resolution was adopted this 5th day of September 1978. PUBLIC HEARING - REZONING CASE NO. 78 -121, STAGE COACH ROAD, "RA-B3" RESIDENTIAL AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT (ZOGATA). Vice Chairperson Cole advised that this matter was to be continued to the meeting of September 19th, however, the public hearing was opened in order to give those in the audience an opportunity to speak if they will be unable to attend the next meeting. There being no one in the audience wishing to speak, Vice Chairperson Cole continued the public hearing to the next regular meeting of September 19, 1978. CONTINUATION OF PUBLIC HEARING - REZONING CASE NO. 78 -120 — RANCHO GRANDE. PROPERTIES. ZONE CHANGE FROM "A" AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOP- MENT DISTRICT. Planning Director Castro stated for the benefit of the new Commissioners, that the Conceptual Master Plan encompasses the entire property and had been re- viewed by the Commission and referred to the City Council. Also, sometime ago, the Commission had considered the Environmental Impact Report and it was noted as completed and referred to the City Council for their action. At that time, the planned project consisted of 1,070 units on 465 acres. The matter was re- ferred to the Council; they held many study sessions and a field trip to the site; considered the matter at a public hearing; and accepted the Environmental Impact Report as completed. However, they did deny the project without prejudice, which means that the applicant has the ability to come back and resubmit a revised plan. He advised that some of the concerns expressed by the Council at that time were (1) that they wished to expand the Commercial area from approximately 20 acres to almost 40 acres; (2) the school site was increased from 5.6 acres to 10 acres; concern over the density up on the northern portion of the property; they wanted larger lots abutting Oak Park Acres; and they also wanted one acre lots abutting the County development over by Printz Road. As a result of the Council action, a different plan was presented and has been reviewed by staff. Staff seriously objected to the revisions that were taking place, basically because we wanted to retain the integrity of the plan. Mr. Castro stated, in his opinion, there was need for phasing of the development, and.there would be no reason why we couldn't retain the same collector system modifying this area because of the slight increase in acreage, but still allow the flexibility whereby this property could be developed, and as the phasing is completed, some additional development can come in. As stated in the staff report, staff finds no objection to the plan. He stated they would rather see the entire property planned, since the sole purpose of a Planned Development is to identify what the property is going to be used for. Mr. Castro advised that since writing the staff report, dated August 31, 1978, staff has reconsidered some of the effects of the "A" District, and in his. opinion, it would be better if those properties were classified in the Planned Development District, and he strongly recommended the modification of the application from "P -D" and "A" District to "P -D" for the entire property. His reasons for this recommendation were that, in his opinion, the "P -D" has a built in review process, which this developer or any future developer will have to be subject to. Under the "A" District, a person could come in and divide that property as it is, and he didn't think that type of procedure or development would necessarily be compli- mentary to the balance of the project. Also, it was his feeling that there is more security as far as the City requesting what they feel would be compatible with the existing or adjoining land uses. It would also give a better control on the preservation of the oaks and the vegetation in the area. Mr. Castro stated that the project has not changed from the original plan, except that there are less number of lots. He stated he feels that the "P -D" does give the protection and the ability to request something that is of the same quality and in keeping with the character of this development. Arroyo Grande Planning Commission, 9 -5 -78 Page 3 Mr. Castro further advised that Mr. Flowers presented some proposed typical roadway standard sections and, in the report dated September 5th, staff recom- mended some modifications, which were reviewed with the Public Works Department. It is their feeling that the City standard for local streets should be the same 60 ft. right of way, but should include sidewalks on both sides and two parking lanes. He pointed out that the prior proposal was for these streets to be pri- vate, and now the streets are all being proposed as public streets. The only thing that will be maintained at the expense of the homeowners' group will be the amount of open space that is being provided in this phase of the project. As other open space comes in, the homeowners' association will be responsible for the maintenance of it. Mr. Castro proceeded to review the recommended modifications and additional conditions of approval, as noted in staff report dated September 5, 1978. In answer to Commissioner Moots' question as to what the phasing is going to be, Planning Director Castro stated that with the amount of units being proposed, in his opinion, the market is the only phasing control you will have under this project. Mr. Stan Abbott, attorney for the applicant, stated that the applicant has no objections to putting a "P -D" zoning throughout the entire property. With regard to the discussion of the completion of James Way, the major concern that the applicant has is that part of the problem of construction.is that the de- veloper is going to install a major water storage facility which will have a tremendous up -front cost, and the applicant asked that the construction of James Way be timed somewhere between after the construction of these two units and before the construction of the third so that he could recoop part of his investment before he has to put up the additional cost for the construction of James Way. He further advised that if the City would be more comfortable in specifying definitely that James Way would be extended through to connect to Oak Park at a particular time, the only thing the applicant would request is that the point in time would not be too close in. Peggy Langworthy, Printz Road,.inquired as to whose responsibility it would be to improve Frontage Road. Planning Director Castro advised that one of the conditions was that the Frontage Road improvements from Brisco to the westerly property line of the Catholic Cemetery will be the responsibility of Rancho Grande, and it will be reviewed on the phasing of the project itself giving the City the same flexibility that they have on James Way. Mr. Rudolph Ortega, Architect for the project, gave a brief presentation with regard to the drainage plans for the project. Mr. Manual Sebastian, 620 Corral Place, advised that the run -off will go into the Pismo Creek, so the project will be contributing to the Oak Park Acres run -off. Mr. Bill Langworthy, Printz Road, stated he is bothered by the fact that the present plan does have some reduction in the number of units, but is the number of units _being reduced in this part sufficient to produce what the City Council really asked for, which is an overall reduction in the number of units for the entire project. In other words, is there enough unit reduction taking place here for the overall project? Also, with regard to the drainage, Mr. Langworthy stated it bothers him that we are tampering with the upper drainage of the creek without doing anything for the ability of the lower creek to carry that water, at least not for a number of years. He further stated that he would like to see some kind of phasing committments, such as 5 years, or some sort of number should be attached to a proposal such as this. Jim Dorsey, Wilholm Lane, stated he feels that the City should develop an overall drainage plan. Mr.Abbott, responding to the statements regarding phasing, stated that the applicant doesn't have any particular objection to phasing. His problem is primarily an economic one. In preparing and building a project of this size and of this quality, there are tremendous front end costs that have to be re- covered in some way. This represents a compromise between what was initially presented to you in terms of a vast number of units, and the applicant is hope- ful that the City is not going to impose a construction schedule on him because of the necessity for him to recover his front end costs of installing the water storage facility, the utilities, streets, etc. There being no further discussion for or against the proposed rezoning, Vice Chairperson Cole declared the hearing closed, and restricted additional discussion to the Commission. 021 x'22 Arroyo Grande Planning Commission, 9 -5 -78 Page 4 Commissioner Vandeveer pointed out that essentially the concept is still with the overall plan and, in his opinion, the property should all be zoned "P -D" instead of leaving the open areas in the "A" District. Commissioner Simmons stated she agreed with Commissioner Vandeveer with regard to the "P -D" zoning, and that the drainage reports will be forthcoming later on with each development for review by the Commission. In answer to Commissioner Moots' concerns regarding the completion of James Way, City Engineer Karp advised that the improvement of James Way would be no later than with the development of that single family area on the northerly boundary, and maybe sooner. After further discussion, the following action was taken: RESOLUTION NO. 78 -636 Z A 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, REZONING APPROXIMATELY 464 ACRES OF LAND LOCATED ON THE NORTHERLY SIDE OF INTERSTATE HIGH- WAY 101, AND LOCATED APPROXIMATELY 450 FEET DUE EAST OF OAK PARK BOULEVARD AND INTERSTATE HIGHWAY 101 FROM "A" AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT, AND APPROVING A DEVELOPMENT PLAN FOR APPROXIMATELY 354 SINGLE FAMILY DWELLING UNITS, 40 CLUSTERED SINGLE FAMILY DWELLING UNITS, AND 40 ACRES OF COMMERCIAL AREA; AND APPROXIMATELY 201 ACRES AS YET NOT DESIGNATED FOR A SPECIFIC USE. On motion by Commissioner Vandeveer, seconded by Vice Chairperson Cole, and by the following roll call vote, to wit: AYES: Commissioners Gorsline, Moots, Simmons, Vandeveer and Vice Chairperson Cole NOES: Commissioner Fischer ABSENT: Commissioner Harris. the foregoing Resolution was adopted this 5th day of September 1978. SOUTH COUNTY CIVIC CENTER - APPROVAL OF THE PLANNING COMMISSION FINDING THAT THE SOUTH COUNTY CIVIC CENTER IS IN CONFORMANCE PURSUANT TO GOVERNMENT CODE SECTION 65402. Planning Director Castro reviewed the staff report dated August 31,' 1978 with regard to the South County Civic Center and explained the reason-why this \ matter was being brought before the Commission. He stated that staff has reviewed this project as to whether or not it is in compliance with Government Code Section 65402, and referred to the General Plan Report regarding Housing, Public Services and Facilities, under the heading of "Public Buildings ", and resolutions adopted by the Planning Commission and City Council verifying the approval of the site on the City's General Plan, advising that a description of the South County Facilities are noted in that section. Mr. Castro further reviewed the conceptual plan and the precise elevation of the project. He stated that after review of the details, staff found the architectural design and site planning to be acceptable. He ad- vised that there are minor matters still pending, and that the final project has not been totally reviewed and finalized by both the County and the City, but, in his opinion, the matters pending are minor in nature. He recommended that the Commission proceed with the action finding that the project is in compliance with the requirements of Government Code Section 65402. Planner Sullivan pointed out that the Commission has two options; they can refuse to make the finding, or they can find that it is in conformance with the General Plan. Vice Chairperson Cole stated that the General Plan was set up to allow for some kind of county development at this site and, therefore, she could see no reason for saying that this is not in conformance with the intent of the Government Code Section 65402. Arroyo Grande Planning Commission, 9 -5 -78 Page 5 Commissioner Simmons stated that the plans were not submitted to this Plan- ning agency for a determination and she did not feel that the lot split was in conformance with the General Plan. Commissioner Simmons moved that the Planning Commission find that the County of San Luis Obispo was not in conformance with the Government Code Section 65402. Motion lost for lack of a second. After further discussion, the following action was taken: AYES: NOES: ABSENT: RESOLUTION NO. 78 -637 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE FINDING THAT THE DEVELOPMENT OF THE SOUTH COUNTY CIVIC CENTER IS IN CONFORMANCE WITH GOVERNMENT CODE SECTION 65402. On motion by Commissioner Vandeveer, seconded by Vice Chairperson Cole, and by the following roll call vote, to wit: Commissioners Fischer, Gorsline, Moots, Vandeveer and Vice Chairperson Cole Commissioner Simmons Commissioner Harris the foregoing Resolution was adopted this 5th day of September 1978. SUBDIVISION REVIEW BOARD RECOMMENDATIONS - TENTATIVE TRACT MAP NO. 741, " WILDWOOD RANCH ", CORBETT CANYON ROAD (TEMPUS). Planning Director Castro advised that at the Subdivision Review Committee meeting, after considering the proposal as presented by Mr. Tempus, it was the Committee's recommendation that, due to the sensitivity of the area concerning drainage and circulation, that the matter be referred to the Commission as a whole for review and approval. He further advised that from the time of that Committee meeting, he had met with the Parks and Recreation Commission, and was informed that the map had never been presented to them, although there had been a decision made that no park was needed. He stated he advised the Parks and Recreation Commission that he would recommend the matter be continued, pending a review by that Commission. In view of this discussion, Mr. Castro recommended that the matter be continued until a report is received from the Parks and Recre- ation Commission. Mr. Castro suggested that the Commission take action now on the Request for Negative Declaration due to the fact that a Focus Report is being recommended. Vice Chairperson Cole advised that the Subdivision Review of Tract No. 741 "Wildwood Ranch ", would be continued to the meeting of September 19,178. REQUEST FOR NEGATIVE DECLARATION - TENTATIVE TRACT MAP NO. 741, "WILDWOOD RANCH ", CORBETT CANYON ROAD (TEMPUS). Planner Sullivan advised that in his assessment of the project, the follow- ing items could potentially have significant impacts: (1) Drainage, (2) Grading, (3) Soil Conditions, and (4) Circulation (interior and exterior). After a brief discussion by the Commission, the following action was taken: RESOLUTION NO. 78 -638 EIR RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE DENYING NEGATIVE ENVIRONMENTAL IMPACT DECLARATION AND REQUIRING A FOCUS REPORT. On motion by Commissioner Moots, seconded by Commissioner Gorsline, and by the following roll call vote, to wit: AYES: Commissioners Fischer, Gorsline, Moots, Simmons, Vandeveer and Vice Chairperson Cole NOES: None ABSENT: Commissioner Harris the foregoing Resolution was adopted this 5th day of September 1978. APPOINTMENT OF ASSISTANT SECRETARY Planning Director Castro requested that the Commission consider appointing him as Assistant Secretary of the Planning Commission to enable him the ability to sign subdivision maps, etc. in the Secretary's absence. After discussion, on motion by Commissioner Vandeveer, seconded by Commissioner Moots, and unanimously carried, Planning Director Castro was appointed Assistant Secretary of the Plan- ning Commission. 023 C24 Arroyo Grande Planning Commission, 9 -5 -78 Page 6 DISCUSSION REGARDING OFF- AGENDA ITEMS Commissioner Moots pointed out that from time to time items have been added to the agenda at meeting time. He stated he felt this would be alright for in- formational purposes, but that he didn't feel such matters should be acted upon on such short notice without proper time to review the items. ADJOURMENT There being no further business before the Commission, the meeting was ad- journed by Vice Chairperson Cole at 10:37 P.M. ATTEST: �,jLQh1( Secretary Vice Chairperson 1