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PC Minutes 1974-06-18Arroyo Grande Planning Commission June 18, 1974 The Arroyo Grande Planning Commission met in regular session with Chairman Pope presiding. Present are Commissioners Calhoon, Goulart, Moots, Ries and Sandoval. Commissioner Mathews is absent. Also in attendance are City Administrator Butch, Public Works Director Anderson, City Engineer Garcia and Planning Director Gallop. MINUTE APPROVAL Upon hearing no errors or omissions, Chairman Pope declared the minutes of the adjourned Planning Commission meeting of June 5, 1974 approved as pre- pared. CONTINUATION OF DISCUSSION - WILLIAMS BROTHERS SHOPPING CENTER Director Gallop advised that he had talked to Mr. Williams regarding the trash and litter problem at the shopping center, and that Mr. Williams was aware of the problem and has had his people clean up the property to the east of Elm Street since the occurrence. Mr. Williams was present and advised that they have some equipment coming from Coors to pick up the cardboard, etc. around the market. As far as the debris blowing across the street, they are trying to re1edy this and will keep the property cleaned up for the people as Jong as they don't run them off of the property. He further stated that when the wind blows, the papers travel, and he didn't think the vacant lot had been cleaned up for probably ten years. He further advised they will try to prevent, as much as possible, any more of it happening, but this is very difficult on a public street. In answer to Chairman Pope's question regarding the empty oil cans, ice cream, etc. dropped in the area, Mr. Williams indicated that each party is responsible for the sidewalks in front of their businesses, however, his people do pick up the empty cans and sweep in front of all the stores on a daily basis. He pointed out that when there are as many people going through the parking lot as there are at this shopping center, it is difficult to keep it picked up. He further pointed out that they don't sweep the area next to Grand Avenue every day, but they do sweep in the front of the stores every day. Commissioner Ries suggested that perhaps something could be said to the drug store to clean up in front of their place of business. After discussion, Chairman Pope directed the Planning Director to write to each of the tenants to the effect that this problem has been before the Planning Commission, and requesting them to clean the areas in front of their businesses. Chairman Pope thanked Mr. Williams for his attendance and expressed his hopes that this problem will be resolved. SCENIC HIGHWAY REPORT Director Gallop distributed copies of the;Scenic Highway Report which was prepared by the Division of Highways. He noted that the City currently has all of the ordinances and controls of zoning, land use, and signs necessary under State legislation to get the Scenic Highway designation, making a public hearing or public consideration unnecessary. ,, He advised that several members of the State Scenic Highway Commission have already been down here and reviewed the proposal and have reported favorably on it, and he would anticipate it will be approved subject to County action. ADDITIONAL ELEMENTS TO THE GENERAL PLAN Director Gallop referred to a resolution handed to the Commission members, explaining that the resolution has to be acted on by the City Council before July 18th which is the deadline for making application to the State for a one year continuance 'o.f the adoption of four elements of the General Plan. He advised that each City has to act individually, and requested adoption of this resolution asking for continuance beyond the September 20th deadline for the adoption of the seismic safety, noise, safety and scenic highway elements of the General Plan. - After discussion, the following action was taken: Arroyo Grande Planning Commission, 6 =1 Page 2 RESOLUTION NO. 74-336 RESOLUTION OF THE ARROYO GRANDE PLANNING COMMISSION REQUESTING GENERAL PLAN ELEMENT TIME EXTENSIONS. On motion by Commissioner Ries, seconded by Commissioner Sandoval, and by the following roll call vote, to wit: AYES: Commissioners Calhoon, Goulart, Moots, Ries, Sandoval and Chairman Pope NOES: None ABSENT: Commissioner Mathews The foregoing Resolution was adopted this 18th day of June, 1974. PUBLIC HEARING - REZONING CASE NO. 73 - 72, "A" AGRICULTURAL DISTRICT TO "P -D" PLANNED DEVELOPMENT DISTRICT - NORTH SIDE OF HIGHWAY 101 AND EASTERLY OF OAK PARK BLVD. AKAMAI CORP.) Chairman Pope outlined the rules governing a public hearing as set forth by the City Attorney. Upon being assured by Director Gallop that public hear- ing for Rezoning Case No. 73 - 72 had been duly published, posted and property owners notified, Chairman Pope declared the hearing open. Director Gallop pointed out that in a P -D zoning, either a preliminary map or final development plan has to be approved as a part of the Zone Change. He advised that the zone change as it is being requested tonight will contain five basic categories of land use. Of the 26 parcels indicated on the map, five of these parcels have an R -A density; in other words, not more than two dwelling units per acre are permitted; ten of the parcels have an R -1 density, not exceeding five dwelling units per acre; five parcels have an R-2 density, not exceeding ten units per gross acre; and two parcels have an R -G density, allowing not more than two units per gross acre. The zoning density is not necessarily the controls set up by that particular zoned district and, therefore, the staff has made a recommendation that these parcels be indicated to a specific zone control. In addition, there are two parcels in H -S zoning; one parcel in P -C zoning; four parcels in C -N use. There are approximately 663 acres in the total development; 90.6 acres in commercial use, and there is no residential density given on this use. Of the balance of the property, 574 acres, 318 acres would be in R-1 density, and 255 acres in multiple density, or a maximum potential of 2800 dwelling units, which is less than the average R -1 use. The total density for the entire development is 4.2 dwelling units per gross acre. The property is . marginal grazing land and the Land Use Plan recognizes the proposed useage with the intent to develop the rolling hillsides and to protect the flat agricultural lands. Director Gallop listed the four observations made in the preliminary staff report to the Subdivision Review Board, dated June 11, 1974, as follows: Fire Department - The Fire Department requests dedication of a two acre parcel of property at the intersection of Brisco Road and Road "C ", and the off -site improvements and public utility availability to be provided by the developers. Public Works Department - All drainage, water, sewer and streets subsequent to and included in a development of any parcel noted on the parcel map shall meet City minimum improvement specifications and be constructed to Public Works Department requirements contingent upon proposed development. Engineering Department - The final engineering on all utilities, roads and other public facilities shall be approved by the City Engineer prior to any construction. Department of Transportation - The Department of Transportation shall be notified of this development and request that consideration of Brisco underpass be undertaken by that department, anticipating traffic generated in the development. Director Gallop stated it is felt the staff recommendations for Commission consideration will effectively control all development of the entire parcel. if '75 Arroyo Grande Planning Commission, 6 ®18-74 the parcel map is adopted and recorded, the necessary controls are adopted by Resolution to go with the parcel map and there cannot be any type of development on this property without further review and approval by the Planning Commission, and, perhaps the City Council. The way the property is layed out now, there is a potential of not more than 22 single family dwelling units on 663 acres. The only way any more than that can come about will be by further subdivision of any of the parcels, and this will have to come back to the Planning Commission. Director Gallop referred to staff recommendations, dated June 17, 1974, Document No. 1. He stated the staff requested that in the parcel map, each parcel have an indication equivalent to our current zoning terminology so that there is no problem with interpreting as to what the basic intent of that property would be, and that the maximum density figure of the basic zonings proposed be retained and noted on the map as it is recorded. He reiterated that each parcel has an acreage figure on it and a density figure, and the density is per gross acre. The circulation pattern as indicated on the preliminary map should also be on the recorded map. The areas indicated to be retained in "Open Space or Public Park Lands" shall be outlined and shaded on the parcel map. The staff has recom- mended that a Negative Environmental Impact Report in connection with the parcel map be accepted in view of the fact that not more than 22 single family houses could be built within the 663 acres. With regard to the public lands, Director Gallop outlined the staff's requirements, as follows: Page 3 The easterly one half of Parcel 26, northerly of the Frontage Road, shall be set aside and deeded to the City as Community Building park land. He pointed out that the Community Building is located on Vernon Avenue, and the City is requesting consideration of approximately 10 acres. Staff is also requesting consideration that a portion of Parcel 17, having—frontage on "A" Street and paralleling James Way, be deeded to the City for neighborhood park purposes, and that area between the green- belt and James Way be included in the dedication. It should also be noted that any of the other areas noted as greenbelt and open space may be required for park dedication in connection with the development of that particular parcel, or shall be held as open space in perpetuity by the eventual area owners. A fire station site is required near the intersection of Road "C" and Brisco Road. It is understood that streets indicated within the property, which are not a part of the ownership, may either be relocated, or property acquired to provide the right of way, or the pattern recognized by the City for future development. - Director Gallop advised that these suggestions are for Commission con- sideration and can be included within the Resolution of acceptance so they will be of record. With regard to Document No. 2, Director Gallop submitted the following: 1. An Environmental Impact Report shall be required for the entire development in connection with the approval of any one parcel of the proposed development. In other words, whoever comes in for development of the first parcel of the 26, that individual will be required to prepare an EIRfor the entire development. 2. The entire length of the frontage road, between West Branch and the northwest property line, paralleling Highway 101, shall be fully improved in connection with the development of any parcel abutting Highway 101. In other words, we will require at least a travel way from West Branch over to the existing Frontage Road, which is already a public road. Arroyo Grande Planning Commission, 6-18-74 page 4 3. The sale of any interior, commercial or residential parcel shall be contingent upon the existence of minimal (28 °) A.C. street improve- ment and all utilities, to and including the parcel on all streets noted on the parcel map. Additional improvements may be required by the City if it is determined that such additional facilities are necessary for the health, safety and comfort of potential occupants. 4. The development of any parcel noted on the map shall be submitted to the Planning Commission, either as a subdivision or a development plan, for consideration and approval of improvements prior to any work being done on the parcel. Under no conditions will any assessment procedures be allowed in the off -site improvements; they shall be put in by the developer fully paid for. Director Gallop advised that, after further discussion, two changes to the recommendations were agreed upon. One, under Item No. 2 of Document No. 2, stat- ing the entire length of the frontage road, between West Branch and the northwest property line "shall be fully improved ", it was generally agreed that a minimum improvement, 28' A.C. paving, would be recommended. Item No. 3. originally stated "sale of any interior parcel ", and it was agreed to change the word "sale" to "development ". The engineer pointed out that somebody may buy one of these parcels and hold it for several years before development takes place. Director Gallop further advised that the School District Superintendent requested that the Commission not take action tonight in order that he can dis- cuss the matter with the School Board and get a recommendation insofar as school sites, etc. are concerned. Director Gallop suggested that the public hearing be held tonight and the matter be set over to the next meeting for a decision, in order that the School Board can submit in writing any recommendations they wish to submit for the Commission's consideration. Mike Woodyard, Woodyard and Associates, Land Planners representing the Akamai Corp., outlined the proposed development. He pointed out that the property is generally rolling hills, and about 75 to 80% of the land is in the developable range according to general classification. The green area that appears on the map is to be retained in open space, and that is representative basically of the wooded areas on the property. The basic concept of the de- velopment planning on the property is oriented around the following focal points. First, professional offices. This is oriented to the now existing City of Arroyo Grande and offers the opportunity for the expansion of the City facility which lies just easterly of the southeasterly corner of this property, and as indicated in the conditions, there will be additional acres added to that facility. This office zoning is surrounded on two sides by multi - family orientation, and on the west by Highway Commercial property. The second focal point speaks to the Highway oriented commercial property aligned along Highway 101 and takes in what is now a maintenance yard useage area and expands to the east on the other side of the existing Parochial School, and actually covers about 42 acres of ground. The third focal point is what we know as village commercial, or what Mr. Gallop related to as neighborhood commercial. The intent is to follow the lines that have been used in the Solvang type projects, or the Ports O'Call and Rancho Santa Fe, which is basically oriented to tourist trade. This is surround- ed generally by residential uses and there is a buffering between this community service and the highway oriented commercial which is oriented directly to the freeway. The plan was developed by attempting to work with the land and minimize impact on the property as you see it right now. The circulation plan as presented on the board is actually an extension of the Circulation Element of your General Plan. The two major roads; the extension of James Way to Oak Park Boulevard, and the extension of Brisco Road to Printz Road are the general road plans. The balance of the Circulation Element shown on the map is what we consider the basic circulation element for the property; that which will be deeded to the City at a future date with the development of the property. Mr. Woodyard stated that this project has been under way for almost a year, and they have been working with the staff, Public Works Department and the Engineering Department, and what is 77 78 Arroyo Grande Planning Commission, 6 -18 -74 Page 5 presented here tonight represents probably 15 or 20 redraftings from the . original and, even with this input, there are a couple of problems that have not been clearly defined. In relation to these problems, Mr. Woodyard stated that Mr. Gallop had indicated in Document No. 1, Para. 7, that if some of the roads on the circu- lation element encroach on property not owned by Akamai Corp., they have three alternatives. Mr. Woodyard advised that this paragraph was developed as a result of some discussion of precise location of the frontage road to the east, and this may be relocated somewhat from what is shown. The other concern indicates the apparent encroachment on the Parochial School property. This alignment was setup sort of in a vacuum, recognizing part of the property for what we had projected for future uses. We have been asked to restudy that particular alignment, and we find it is feasible to move that alignment northerly and off of the school property if it is necessary to do so. Mr. Woodyard stated that the other concern relates to Brisco Road. He stated it was their feeling that the connection to Brisco Road is important. It is their feeling that, ultimately, the continuity of circulation from Brisco Road northerly is a very important phase of the circulation element. In conclusion, Mr. Woodyard stated he has reviewed the conditions set forth in Documents 1 and 2 with the Akamai representatives, and it was his feeling they are in general concurrence with all the conditions set forth. He advised they have discussed the reservation of the easterly half of Parcel 26, and also to the reservation and ultimate dedication of the park area on the northwest corner of Parcel 17, and they are amiable to this. In answer to a question from the audience regarding the time period in- volved, Mr. Woodyard advised that in their judgement right now, the residential element of this project will take some 15 to 20 years to be completely absorbed. Mr. Jack Krinsky, 976 Sycamore Drive, inquired about the large number of people this project would bring in and inquired as to how the City anticipated meeting the needs, such as sewage disposal, water services, schools, etc. Director Gallop advised that these items have all been considered. He stated it was his feeling it is obvious that the City is going to have growth; whether it is on the hillsides or elsewhere, and the growth pattern has been established over a period of years. It is anticipated that the Sewer District will be able to accommodate itself to the impact, and the water is adequate to take care of it. He indicated it was his feeling that the services of the City have been geared to this type of growth. Mrs. Elizabeth Jackson, 208 Fairview Drive, inquired if this development was going to bring in enough revenue to pay its own way in the City, or are the citizens going to be taxed further to pay their expense. Mr. Butch explained with reference to the Lopez charge, this would be spread over more people and, consequently, the cost would probably be decreased over a period of time. Mr. Butch pointed out, in the same respect, if this development goes into effect, he estimated the assessed value would probably increase as building occurs and, if that happens, it would spread the cost of our tax portion of Lopez charges over more people and, consequently there is a chance of reducing the rates. Generally, residential units either barely pay for themselves, or there might be a factor that it might cost. On the other hand, with commercial development, highway service, etc., we generate several things. We generate sales tax revenue, and our sales tax represents approximately one -third of our General Fund. Another portion that becomes very important to the City is the per dollars per capita through governmental grants, such as gas tax, etc., which is approximately $20.00 per person. In conclusion, Mr. Butch stated that in this respect, he would say "no" in that he could not see the possibility of our City tax rate being increased. He further pointed out that one of the things the project will do is give the City developed streets, park land, greenbelt, etc. He stated, with reference to additional police and fire protection, that in the General Plan of the City, the planners looked to the development of this area as a potential developed area; our water studies pointed toward this with the idea of retaining our flat areas and in develop- ment of the hillsides. He did point out, however, there would probably be costs for additional street sweepers and this sort of thing. Arroyo Grande Planning Commission, 6 -18-74 Page 6 Mr. Barry Hammer, 1012 Magnolia Street, inquired about the extension of Brisco Road and 10 D" Street crossing the Parochial School property, and as to what steps have been taken to acquire the property for these streets. Mr. Woodyard stated that no steps have been taken, and that the plan represents a circulation pattern which ultimately will be developed to satisfy the Circulation Element of the General Plan requirements, and the two roads specifically relating to that are Brisco Road and James Way. The balance of the roads on that plan are proposed additional circulation elements to service this property, and they will be public roads. They are not fixed in the location as shown on the map; they are going to be in the general location as stated in Item No. 7 of Document No. 1. He stated it would be their recommendation to the City that in order to maintain continuity under the freeway, it is going to be necessary to He into Brisco Road. Mr. Carlos Crowell, 1550 Sierra Drive, stated he was definitely against the development, commenting there would be too many traffic problems, and asked where the people were going to work. Mr. James Rowan, 1590 Sierra Drive, stated the assessed value of his property was raised and, in talking to the County, one of the reasons they gave was the excellent view he had across the highway and rolling hills. He further commented that the proposed development would take away this view, and he didn't think the County would reduce this additional tax. Mr. Bill McCann, 428 Tanner Lane, commented that since this is such a large development and most of the people of Arroyo Grande have not heard too much about the proposal, he didn't feel that anyone could make a decision at this time. Mr. John Oben, 1595 Sierra Drive, inquired if there was any way this could be put on the ballot. Chairman Pope advised there is a legal process which is open to the public, but he was not aware of the details. Chairman Pope further explained that the City Council has delegated the authority to the Planning Commission, and every man has a right to develop his property in an orderly fashion and, basically, one of the functions of this Commission is to determine that fashion. Director Gallop pointed out that once this Commission makes a decision, their recommendation goes to the City Council, and then the City Council has to go through the same procedure. Mr. McCann proposed that more public discussion on this matter be held, and that the public hearing not be closed to the public at this time. Upon hearing no further discussion for or against the proposed zone change, Chairman. Pope declared the hearing closed. He advised that the staff has recommended that this,matter be carried over for another two weeks pend- ing the School District's input. It was also recommended that the public hearing be closed at this time and additional information can be accepted by the Commission through written statements. It was the general concensus of the Commission that more time is re- quired to study the proposal. Commissioner Goulart stated it was his feeling that the Commission should have at least one public study session so that this could be discussed at a public meeting. After Commission discussion, on motion by Commissioner Goulart, seconded by Commissioner Ries, and unanimously carried, that the matter be carried over to the next regular Planning Commission meeting of July 2nd to a study session with public participation. RESIGNATION OF CHAIRMAN POPE Chairman Pope advised this is the last Commission meeting of this fiscal year and he has requested the Mayor and City Council not to renew his appoint- ment to the Commission. He commented he has served on City commissions since 1968 and has considered it a rare privilege to have served on two commissions for the City of Arroyo Grande. He expressed his appreciation to Mr. Butch and his staff for their cooperation in the past years. Chairman Pope further commented that it was his feelings that Director Gallop has been a definite asset to the community and has diligently pursued the orderly growth of the City. ADJOURNMENT There being no further business, Chairman Pope adjourned the meeting at 8:55 P.M. ATTEST: 79