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PC R 05-1959RESOLUTION NO. 05-1959 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE SPECIFIC PLAN AMENDMENT 03-001; LOCATED AT THE CORNER OF EAST GRAND AVENUE AND COURTLAND STREET; APPLIED FOR BY S & S HOMES WHEREAS, the applicant has filed Specific Plan Amendment 03-001 to amend the Berry Gardens Specific Plan; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Specific Plan Amendment 03-001 at a public hearing on April 5, 2005 in accordance with the Municipal Code of the City of Arroyo Grande; and WHEREAS, the Planning Commission has determined that the addendum to the certified environmental impact report (EIR), as prepared, satisfies the requirements of the California Environmental Quality Act (CEQA) Guidelines per Section 15164; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Specific Plan Amendment Findings: 1. The proposed specific plan amendment is consistent with the goals, objectives, policies and programs of the general plan; The proposed specific plan amendment would allow the development of a horizontal mixed-use project at the southwest intersection of East Grand Avenue and Courtland Street. This development would encourage pedestrian activity through placement of retail/commercial buildings along the street and inclusion of a pedestrian path through the site. These project attributes are consistent with the goals, objectives and policies of the City's General Plan. 2. The proposed specific plan amendment will not adversely affect the public health, safety and welfare or result in an illogical land use pattern; There is nothing contained within the proposed specific plan amendment that will adversely affect the public health, safety or welfare. The proposed specific plan amendment contains mixed-use development standards, which are consistent with the mixed-use land use designation; therefore, the proposed specific plan amendment will not result in an illogical land use pattern. 3. The specific plan amendment is necessary and desirable in order to implement the provisions of the General Plan; RESOLUTION NO. 05-1959 APRIL 5, 2005 PAGE 2 of 3 Because the Berry Gardens Specific Plan does not include development standards for the project area and the City's General Plan designates the project area as mixed-use with a specific plan overlay, no development can occur on the project site until such time that the specific plan is amended. Therefore, the specific plan amendment is necessary and desirable in order to implement the provisions of the General Plan, which seeks to promote mixed-use development on the project area. 4. The development standards contained in the specific plan amendment will result in a superior development to that which would occur using standard zoning and development regulations. The development standards contained in the specific plan amendment includes standards for building height that take advantage of the existing grades in the project area. This enables flexibility in building design and increases efficient utilization of the project area, allowing for a superior development to that which would occur using standard zoning and development regulations. 5. The proposed specific plan amendment will not create internal inconsistencies within the specific plan and is consistent with the purpose and intent of the specific plan it is amending. By using multi -family apartments as a buffer between existing single- family residences in Berry Gardens and more intensive office and retail/commercial development along East Grand Avenue, the proposed specific plan amendment will not create internal inconsistencies within the specific plan. Although the intent of the 1998 Berry Gardens Specific Plan was for Subareas 3 and 4 to develop as entirely retail/commercial, the inclusion of multi -family apartments allows for a mixed-use development consistent with the City's 2001 General Plan. The amendment would be consistent with the existing specific plan, whose purpose is to implement the policies, goals and objectives of the General Plan. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends the City Council approve Specific Plan Amendment 03-001 as described in Exhibit "A" with the above findings, attached hereto and incorporated herein by this reference. 1 RESOLUTION NO. 05-1959 APRIL 5, 2005 PAGE 3 of 3 On motion by Commissioner Keen, seconded by Commissioner Parker, and by the following roll call vote, to wit: AYES: Keen, Parker, Fellows, Tait and Chair Brown NOES: None ABSENT: None the foregoing Resolution was adopted this 5th day of April 2005. ATTEST: KATHY M DOZA, TIM BROW, HAIR SECRETARY TO THE COMMISSION AS TO CONTENT: 1 ROB'STRONG,— COMMUNITY DEVELOP, NT DIRECTOR 1 1 1 1