PC R 05-1977,
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RESOLUTION NO. 05-1977
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THE CITY COUNCIL DENY
VESTING TENTATIVE TRACT MAP CASE NO. 01-001 (OTHERWISE
KNOWN AS TRACT 1998), PLANNED UNIT DEVELOPMENT CASF NO.
01-001, AND LOT LINE ADJUSTMENT CASE NO. 01-002 LOCATED AT
JAMES WAY AND LA CANADA
WHEREAS, the City Council of the City of Arroyo Grande adopted Resolution No. 3740
on April 13, 2004 certifying the Revised Final Subsequent Environmental Impact Report
(SEIR) for the project (Vesting Tentative Tract Map 01-002 and Planned Unit
Development 01-001); and
WHEREAS, the Planning Commission of the City of Arroyo Grande held a duly noticed
public hearings on May 3, 2005, June 7, 2005 and September 20, 2005 on Vesting
Tentative Tract Map 01-001, Planned Unit Development 01-001, and Lot Line Adjustment
01-002, filed by Taos Holding Company/Castlerock Development, to subdivide a 26.9-
acre property into twenty-one (21) residential lots and one (1) 22-acre (22) open space
parcel.
WHEREAS, the Planning Commission has reviewed and considered the information and
public testimony presented at the public hearing, staff report, and all other information
and documents that are part of the public record; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist that cause the Planning Commission to
recommend denial of the project:
Tentative Tract Map Findings for denial:
1. The site, as shown on the tentative tract map, is not physically suitable for the type
and proposed density because the development is not clustered in such a way that
allows for all necessary easements, parking, and improvements without a
substantial deviation from requirements and failure to incorporate to the fullest
extent feasible, adequate mitigation measures, specifically, the required setbacks
from identified habitat for the Federally-listed Endangered and State-listed Rare
plant species, pismo clarkia, and identified riparian and wetland habitat; avoidance
of slopes greater than 20%, and an increased demand for public services for fire
protection and long term fire prevention measures; that are necessary to
adequately reduce impacts identified in the FSEIR, that are integral to the long
term protection of important biological resources associated with the East Fork of
Meadow Creek and pismo clarkia; and required to maintain public health and
safety.
2. The design of the tentative tract map and/or the proposed improvements are likely
to cause substantial damage to the natural environment, including fish, wildlife or
their habitat and the potential impacts have not been adequately mitigated to the
extent feasible and a Statement of Overriding Considerations can not be made.
RESOLUTION NO. 05-1977
PAGE 2
Specifically, the resulting impacts to biological resources are not reduced to a level
that is considered less than significant due to the proposed density and intensity of
deveiopment and improvements (including areas in the vicinity of proposed lots 9,
20 and 21 that impact identified wetlands, in the vicinity of lots 3, 8, 18 and 19
impacting the riparian corridor, in the vicinity the westerly portion of Blossom Valley
Road and the vicinity of lots 18, 19 and 20 that are within and adjacent to identified
pismo clarkia habitat); particularly, a Statement of Overriding Considerations can
not be made to override impacts to pismo clarkia, which must be mitigated by
avoidance of the identified habitat and adherence, to the extent feasible, to the
required pismo clarkia buffer, and which is not achieved by the proposed project.
Additionally, the number of oak trees impacted is significant and the impact is not
mitigated to the extent feasible because the project does not incorporate measures
such as minimizing road widths and incorporating road design features that would
avoid impacting additional oak trees. Furthermore, the projecYs provisions for the
essential long-term protection of the environment through the requirements of, and
reliance upon, a Homeowners Association or maintenance district, are speculative
and potentially cannot be met.
Planned Unit Development Findings
1. That the site for the proposed development is not adequate in size and shape to
accommodate the use, all yards, open spaces, setbacks, walls and fences, parking
area, loading areas, landscaping, and other features required for the reasons as
described in the above findings for the Tentative Tract Map;
2. That the improvements required, and the manner of development, does not
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to, flood,
seismic, fire and slope hazards. Specifically, the resulting impacts to geologic
resources are not reduced to a level that is considered less than significant due to
the proposed development and improvements that impact slopes greater that
20%;
Required CEQA Findings:
The required CEQA Findings cannot be made based on the following:
1. Changes or alterations have not been incorporated into the projects which avoid
or substantially lessen the significant environmental effects as identified in the
FSEIR and Addendum; specifically as regards to impacts B-2, B-3, B-4, G-4 and
the cumulative impact to biological resources;
2. The specific economic, legal, social, technological, or other benefits of the
proposed project, including the project enhancements as described in Exhibit
"A", do not outweigh the unavoidable adverse environmental effects.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends that the City Council deny Vesting Tentative Tract
Map 01-001, Planned Unit Development 01-001 and Lot Line Adjustment 01-002, with the
above findings.
RESOLUTION NO. 05-1977
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On motion by Chair Brown, seconded by Commissioner Parker, and by the following roll
call vote to wit:
AYES: Chair Brown, Commissioners Parker & Fellows
NOES: . None
ABSENT: None
ABSTAIN: Commissioners Ray and Tait
the foregoing Resolution was adopted this 4th day of October, 2005.
ATTEST:
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L N REARDON-SMITH,
SECRETARY TO THE COMMISSION
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TIM BROWN, CHAIR
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ROB ST ONG, �
COMMUNITY DEVELOPM NT DIRECTOR
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