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PC Minutes 2002-02-19MINUTES REGULAR MEETING OF THE PLANNING COMMISSION FEBRUARY 19, 2002 CALL TO ORDER The Arroyo Grande Planning Commission met in regular session with Chair Costello presiding. Present were Commissioners Brown, Fowler, Guthrie, and Keen. Also in attendance were Community Development Director Rob Strong, Associate Planner Kelly Heffernon, Associate Planner Teresa McClish, and Public Works Engineering Assistant Rodger Olds. APPROVAL OF MINUTES The minutes of February 5, 2002 were approved as written on a motion by Commissioner Brown, seconded by Commissioner Keen and unanimously carried with a 5/0 voice vote. ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - A letter from Susan Clark, Assistant Community Development Director, Grover Beach, referencing Conditional Use Permit Case No. 01- 014, 1524 & 1542 East Grand Avenue, and referencing the traffic analysis for this project. PUBLIC HEARING - Conditional Use Permit Case No. 01 -007; Applicant - Sprint PCS; Location - 200 Hillcrest Drive (City Reservoir No. 2) - Continued from January 15, 2002 meeting. Staff Report by Kelly Heffernon. Per the applicant's request, this project was continued to a date uncertain. PUBLIC HEARING - Conditional Use Permit Case No. 01 -014, Development Code Amendment Case No. 01 -004, Vesting Tentative Parcel Map Case No. 01 -004, and Variance Case No. 01 -007; Applicant - Larry Persons; Location - 1524 and 1542 East Grand Avenue. Staff Report by Kelly Heffernon. Ms. Heffernon described the project to the Planning Commission highlighting the pertinent information. She said the proposed mixed -use development consists of three commercial buildings along East Grand Avenue, and 108 senior apartment units in five two -story buildings in the back of the property. The residential development would also include a private senior center, a swimming pool and a spa. The proposed Development Code Amendment is to change the back three acres from General Commercial to Senior Housing - which is consistent with the Mixed -Use designation of the General Plan - and to increase the density from a maximum of 25 to 34 dwelling units per acre. Because the applicant proposes that all of the units be available for low and moderate - income seniors, and because roughly 70% of the units would be one - bedroom, staff supports the increased density. The proposed Tentative Parcel Map would subdivide the property into four parcels consistent with the mixed -use development and zoning designations, and complies with all relevant Development Code requirements for subdivisions. Because a reciprocal MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 access easement exists on the adjacent Rite Aid property and the subject site, the two properties share a common entry at the second parking area. All other access points to the project are from the three driveways on Courtland Street. The proposed Variance request is to deviate from the Development Code requirements for parking, wall height and building height. The height deviations are minor in nature and explained in the staff report. The request to allow 48 fewerless parking spaces for the residential portion is subject to the Commission's ability to make all of the seven variance findings. Staff supports the requested parking variance, which equates to about 1.2 parking spaces per unit instead of 1.6 spaces that the Development Code requires The applicant proposes to retain the existing oak tree, and shows bulb outs located next to the two commercial driveways on the project plans to accommodate the tree. Public Works has conditioned the project to widen the road to its full width, and therefore remove the tree. Rodger Olds, Public Works- - A tree removal company had been contacted and said they have a 98% success rate in removing and replanting oak trees of this size. The City of Grover Beach is going to widen their section of Courtland Street and they have asked if Arroyo Grande is going to widen their section of the road to create continuity. Excavation and large branch removal for the sidewalk would have to take place within the dripline and this would probably damage the tree. Undergrounding would also have to take place, further impacting the tree. Rob Strong spoke saying Community Development believes that with careful trimming it would be possible to leave the tree in place. If the tree died there should be replacement planting and reconstruction of the street up to performance standards. Public Comment Page 2 Eric Justesen, applicant's representative from RRM Design Group, described the proposed project and gave a brief background. With the use of an overhead projector and display boards he described in further detail how each one of the buildings on the frontage has a different architectural style and is interlaced with plaza space and seating areas to provide a four sided architecture. Storefronts could face onto the plaza area or alleyways connecting to the parking lot in the rear. Behind this area are a couple of tiers of parking where the property goes up to about 30 feet to the rear property line. The large flat area is for the seniors and would provide ADA accessibility. The landscape treatment shows high dedication to tree planting to create an urban environment on the street frontage, screening for the edge of the property and allow some shade for parked cars. 1 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Page 3 In reference to moving an oak tree of this size it is very expensive, very challenging, and is a very long process. He said they would be willing to move the tree, but because this is a multi trunk tree he believed they would be better off to prune the tree in place and look for more creative solutions to save the tree. With input from Public Works, they would be willing to look at different ways to configure the sidewalk and curb -line and leave the oak tree in place. He agreed the branches would need to be pruned and the underground lines would have to be carefully hand dug through the areas under the dripline, which is not uncommon when development occurs around oak trees. Referencing the Vesting Tentative Parcel Map Resolution: It would not be possible to fulfil Condition No. 22, page 6, which asks for the project parking lot entrance to align with the existing shopping center plaza parking lot entrance across Courtland Street, given the existing design of the project and some severe grading requirements. - Conditions No. 30, 31, and 34, Page 7: When speaking to the City Engineer they thought that all these conditions would be taken care of as part of the City's Capitol Improvement Program. They would need clarification from City Staff. - Condition No. 44, Page 8, referencing undergrounding of overhead utilities which are on site and along the frontage of the property, they would need clarification from City staff so as to keep the undergounding to the frontage. Commissioner Guthrie asked for some clarification on the property grading, particularly from the ingresses and egresses from Courtland and the connection over to Rite Aid. Mr. Justesen described the grading and the access from the senior center to the commercial center where they had designed an ADA compliant ramp system all the way out to the sidewalk. Commissioner Keen spoke saying he had concerns with - Parking for the senior center. - The street was closer than the parking lot and this would encourage parking in the street. The distance between the trash enclosure and all the buildings. Mr. Justesen said they had a gate and a location right out to the sidewalk for parallel parking. This pathway is at grade level without any steps or ramping. The project will most likely have assigned spaces for the interior units. In addition, there would be a number of facilities within the senior complex for trash disposal and the maintenance staff would take it out to the dumpsters. Commissioner Fowler had a concern on the location of the trash enclosures for the commercial buildings. MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Page 4 Mr. Justesen said the location of the trash enclosure has been positioned so that the trash truck can have easy access and this is a four -sided project so the exact location has not been definitely decided. Commissioner Fowler thought the pool and spa in the senior center was an unnecessary liability on the project and that it is underparked. Mr. Justesen replied that Larry Persons, the applicant, believes that these types of amenities are attractive to the residents and are common practice in this type of facility. He also stated the parking ratio has proven adequate in many other facilities. Commissioner Brown had a concern with the street width. He asked if the street is to go to standard size what would it do to the grade and entrance from Courtland into the project. Mr. Justesen said the percentage of the slope might go up based on the shortening of this road segment, but it could be accommodated and would not effect it much. Commissioner Brown asked for an approximate cost of removing the tree and if the tree is relocated and dies, would the applicant be amiable to changing the replacement number. Mr. Justesen said to relocate a tree of this size could cost between $ 10,000 - $20,000. They would not like to pay for the cost of the relocation, then have the tree die and have to put in another tree. They would like to keep the tree, but if there is a chance we would lose it then it would be better to take it out and replace it with a greater number of oak trees. Larry Persons, Pacific Harbor Homes, confirmed that it can take as much as a year to move a tree of this size. He further stated that before removal the top is trimmed to the same size as the bottom and you are left with a shadow of the original tree and could not guarantee that it would live. Commission Brown said if it is found that this project is underparked where will cars park? Mr. Justesen said that they had talked a lot with the traffic engineer as to a realistic expectation for this project and are pretty confident that this is the right number of parking spaces for this type of an elderly population. He then talked in more detail about mixed -use developments and how innovative parking solutions drive the ability to have the kind of mixed uses that are being sought to enable a project like this. Larry Persons said the goal is to try to spread the fixed costs over as many units as possible to be able to have affordable rents. He said this site has many close proximity uses and we believe that 1.2 parking spaces are more than sufficient. 1 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Commissioner Costello had a concern that there were no elevators. Page 5 Larry Persons said this project is for independent seniors, but there are handicap provisions on the first floor. End Public Comment Commissioner Guthrie: The density is appropriate. - The parking is sufficient and maybe the "No Parking" on Courtland should be left in place for the time being. - He liked the bulbout, but thought it was rather large. He had a concern about the radius of the right turn exit onto Courtland Street. - He would like to save the oak tree and maybe make a second bulbout. - Capital Project Funding with regard to water and sewer should be clarified. - He thought undergrounding would be necessary. Rob Strong spoke further on the East Grand Avenue Enhancement Plan and City Capital Project Funding and said that coordination is the important issue. Rodger Olds, Public Works, said the project had been conditioned this way in case the funding droped out and the undergrounding project does not happen. Commissioner Keen: - The prime driveways in and out of the project will have a site distance problem if the tree is not removed. - The undergrounding of utilities on Courtland needs to be done. - What is happening with the drainage? Rodger Olds said the drainage requirements were taken care of about 8 -10 years ago by the Von's project. Commissioner Keen further stated that he was opposed to City economic development in the project without assurance of local resident benefit or tax increment. Commissioner Fowler had concerns with: - The trash situation. - The project may be underparked even though seniors have fewer cars. This could have an effect on the commercial parking which would be even more of a concern. - In place of the pool she would rather see some shade trees. - Due to water concerns, she believed the project was over - landscaped. The oak tree should be removed so the street can be widened. MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Page 6 Commissioner Fowler further stated that there were many positives about this project and she liked the commercial on the front of the project, although she felt it could be set back further. She also said the project worked well with the senior housing. Commissioner Brown had concerns: That the oak tree would create a safety problem and for safety reasons the street should be widened. Relocation of the tree would be very expensive and the tree may not survive. Condition No. 22 on the Vesting Tentative Parcel Map should be stricken if it cannot be met. Condition Nos. 30, 31 and 34 should be included for safeguard in case funding does dry up. - Condition No. 44 regarding undergrounding of overhead utilities should stand. Commissioner Brown said this Mixed -Use project has been laid out exactly as he had envisioned it and would meet a need in the community that is long overdue. Chair Costello - Undergrounding should be completed along Courtland Street, but conditioned to require the removal of the last pole along East Grand, and removed at the expense of the applicant with reimbursement when funding for the undergrounding comes through. The language for mitigation measures 30, 31 and 34 is acceptable. Courtland Street should be widened and the oak tree removed and replaced with 48" box trees and included in the landscaping already planned. The traffic study appears to be accurate. He would like to see one or two elevators in the senior building. Commissioner Keen asked if the curb return radius from Courtland to Grand was to standard. Rodger Olds said it was his understanding that it was to standard, but not the wheelchair ramp. The following motions were adopted: Commissioner Guthrie made a motion, seconded by Commissioner Brown, to recommend approval to City Council that the oak tree on Courtland Street be removed and mitigated with four (4), 48" box specimen oak trees on the site, and that Courtland Street be widened to the full width of forty (40) feet. The motion was unanimously approved with a 5/0 vote. Commissioner Guthrie made a motion, seconded by Commissioner Fowler, to approve Vesting Tentative Parcel Map Case No. 01 -004, including Exhibit 'A' with deletion of 1 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Condition of Approval No. 22 and amendment of Condition No. 44, as discussed and adopt: RESOLUTION NO. 02 -1821 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE PARCEL MAP CASE NO. 01 -004, LOCATED ON THE NORTHWEST CORNER OF EAST GRAND AVENUE AND COURTLAND STREET, APPLIED FOR BY LARRY PERSONS AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello. NOES: Commissioner Keen ABSENT: None The foregoing resolution was adopted this 19 day of February, 2002. Page 7 Commissioner Guthrie made a motion, seconded by Commissioner Brown that the Planning Commission recommend the City Council amend the zoning map of the City of Arroyo Grande and section 16.32.020 of the Development Code in Development Code Amendment Case No. 01 -004 and with a change of language in the second paragraph to indicate that "...when a minimum of 100% of the total units are reserved for low and moderate income residents... ", and adopt: RESOLUTION NO. 02 -1822 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL AMEND THE ZONING MAP OF THE CITY OF ARROYO GRANDE AND SECTION 16.32.020 OF THE DEVELOPMENT CODE IN DEVELOPMENT CODE AMENDMENT CASE NO. 01 -004, APPLIED FOR BY LARRY PERSONS AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello. NOES: Commissioner Keen ABSENT: None The foregoing resolution was adopted this 19 day of February, 2002. Commissioner Brown made a motion, seconded by Commissioner Guthrie, approving Variance Case No. 01 -007 to deviate from Development Code requirements for parking, wall height and building height, including Exhibit 'A' and adopt: MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Condition of Approval No. 22 and amendment of Condition No. 44, as discussed and adopt: RESOLUTION NO. 02 -1821 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE PARCEL MAP CASE NO. 01 -004, LOCATED ON THE NORTHWEST CORNER OF EAST GRAND AVENUE AND COURTLAND STREET, APPLIED FOR BY LARRY PERSONS AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello. NOES: Commissioner Keen ABSENT: None The foregoing resolution was adopted this 19 day of February, 2002. Commissioner Guthrie made a motion, seconded by Commissioner Brown that the Planning Commission recommend the City Council amend the zoning map of the City of Arroyo Grande and section 16.32.020 of the Development Code in Development Code Amendment Case No. 01 -004 and with a change of language in the second paragraph to indicate that "...when a minimum of 100% of the total units are reserved for low and moderate income residents... ", and adopt: RESOLUTION NO. 02 -1822 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL AMEND THE ZONING MAP OF THE CITY OF ARROYO GRANDE AND SECTION 16.32.020 OF THE DEVELOPMENT CODE IN DEVELOPMENT CODE AMENDMENT CASE NO. 01 -004, APPLIED FOR BY LARRY PERSONS AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello. NOES: Commissioner Keen ABSENT: None The foregoing resolution was adopted this 19 day of February, 2002. Page 7 Commissioner Brown made a motion, seconded by Commissioner Guthrie, approving Variance Case No. 01 -007 to deviate from Development Code requirements for parking, wall height and building height, including Exhibit 'A' and adopt: 1 1 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Page 9 PUBLIC HEARING - Conditional Use Permit Case No. 02 -004; Applicant — Transitions, Mental Health Association; Location — 202 Vernon Street. Staff Report by Teresa McClish. Ms. McClish said the applicant is requesting approval of the conditional use permit to allow an adult day care to provide social rehabilitation services to disabled mentally ill adults in a residential neighborhood. The applicant proposes to serve nine clients on Mondays, Tuesdays, Thursdays and Fridays and has amended the application to have a maximum of 14, not 17 clients, on Wednesday evenings from 4:00 - 8:00 p.m. Transitions has operated in Arroyo Grande for over 15 years on both LePoint Street and subsequently on Mason Street. Daycare facilities are an allowable use in residential Districts however the Development Code does not have specific requirements for adult day care facilities and this is why the applicant is required to apply for a Conditional Use Permit. Ms. McClish highlighted the conditions of approval including improvements and parking requirements. She said the applicant is requesting an exception to the undergrounding utilities and curb, gutter and sidewalk requirements. Public Comment Barry Johnson, Program Director spoke saying they had been operating in Arroyo Grande for 20 years. He further described the type of clients that would be visiting the facility, saying they are community members and the program provides social support and provides an outlet for the participants to do self advocacy, learn independent living skills, volunteer in the community and allows them to reintegrate into the community and graduate back into society to attend school and work. A van provides transportation to the program and they will be providing the parking required. There would not be a lot of traffic, only one or two trips a day to the facility. The average number of clients on any given day would be approximately eight or nine. He asked that people who were at the meeting in support of the program stand up. Twenty people stood to show support. He then read a letter from Patricia Price, 138 Whitely, a neighbor from their former location in support of the project and in addition he presented a petition from others who were in support, but had left earlier because it was so late. Planning Commission concerns: 1. Was a Conditional Use Permit required for the other facilities in Arroyo Grande. 2. How are clients screened. 3. Was there much police activity at the other facilities. 4. Will the facility be leased or bought. 5. Where would the van to transport clients normally be stored. 6. Would there be any other kinds of activities at the site to cause more trips. 7. Besides the "Rehabilitation Day Program" are they proposing to have any other programs at the residence. MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Page 10 Mr. Johnson replied- 1. A Conditional Use Permit was not required previously at the other sites. 2. The referral process involves diagnosis, past history. Persons with sexually violent history are not allowed into the residential programs. 3. There was no police activity at the previous facilities and no complaints. 4. The facility is to be leased. 5. The van is normally stored at their main office in San Luis Obispo. 6. Once a year they may have open house or a guest speaker to provide instruction now and again. 7. No other program would be utilized at this time and they would have to come back to the City to request a change if they wanted to add any other programs. Rae Belle Gambs, President, National Alliance for Mentally III, said she lived in San Luis Obispo for 17 years, directly behind the Transitions Mental Health group home and there was never a problem with them. Linda DeBlauw, 275 Larchmont Drive, Arroyo Grande, said she lives right next door to the proposed project and was strongly opposed to it. She said she was afraid of the mentally ill because they do things completely out of character. In addition, she said there was a school close by and she had a concern about children being around mentally ill people, and the potential increase in traffic; other people in the neighborhood are also concerned about this. Michele Cochran, 200 S. Mason Street, Arroyo Grande, said she lived directly across the street from the former Transitions residence. At first, she had been concerned because she had an 1 1- year -old daughter, but there was never a single problem with them in the six years they were there. She said she wished all her neighbors were as good as they were and she thought the community could do with more programs like this to reach out to people. She and her husband were in full support of this program. Claire Clark, 562 Crown Hill, Arroyo Grande, said she lives right next door to Paulding School and she believes Transitions would be a similar neighbor in their predictability. Over the years, she kept her eye on the Mason Street property (former residence of Transitions); it was always kept in good condition, and looked just like any other neighbor from the outside. Jason Cox, member of Safe Haven program, stated how important the program has been to him and that it really does work. Sam DeTraglia, member of Safe Haven program, said he had been attending the program since 1988 and it has been very helpful to him in many areas of his life. He said since October 2001 they have not had a permanent place to attend. Jennifer Rose 801 S. Halcyon #20, Arroyo Grande, member of Safe Haven, said she had learned independent living skills and social support in a non - judgmental safe environment. She said they had prepared meals for Growing Grounds, People's Kitchen and Prado Day -Care center. Rebecca DeLa Rosa Crist, 215 Garden Street, Arroyo Grande, property owner of 202 Vernon, said there is an empty lot between the DeBlauw's house and this property. She further stated that she has a sister who was diagnosed with a mental illness and 1 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 because of this program, has come a long way. She said it is a wonderful program, and the clients give to the neighborhood and we should give something back to them. J.T. Haas, 9360 Carmel Road, Atascadero, President of the Board of Transitions Mental Health Assoc., said he works for PG &E and Transitions approached the company to start a Transitions -run garden on some land next to a substation (Growing Grounds Farm). At first PG &E had some concern, but he had been involved with this program since 1984 and said they are wonderful folk and there is nothing to be fearful of. Jill Bolster- White, 3111 Los Osos Valley Road, Executive Director of Transitions, said she could assure the neighbors that they have a very good history of being good neighbors and plan to keep that up. We would like to overcome the stigma and we make an extra effort to do this. End of Public Comment RESOLUTION NO. 02 -1825 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING CONDITIONAL USE PERMIT CASE NO. 02 -004, LOCATED AT 202 VERNON STREET, APPLIED FOR BY TRANSITIONS MENTAL HEALTH ASSOCIATION. AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None The foregoing resolution was adopted this 19 th day of February, 2002. Page 11 The Planning Commission said they had no further concerns and believed this program would be beneficial to the community and would not significantly increase traffic or parking and it would not be harmful to the neighborhood. They further stated that Transitions has had a good track record for the past 20 years and they could support this program. Commissioner Brown made a motion, seconded by Commissioner Fowler to adopt the Resolution approving Conditional Use Permit Case No. 02 -004, deleting Conditions 13, 15, 16, and 17, pertaining to undergrounding utilities, improvements of curb, gutter and sidewalk and adopt: MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 PUBLIC HEARING NOTICE - Lot Line Adjustment Case No. 01 -006; Applicant - Berry Gardens; Location - 1592 Raspberry And 1591 Loganberry. Staff Report by Teresa McClish, Associate Planner Ms. McClish said staff has no concerns as other lots meet the minimum requirements of the Development Code and the Berry Gardens specific plan and there are no easements being effected. There was no public comment. The following action was taken: Commissioner Guthrie made a motion, seconded by Commissioner Keen, approving the Lot Line Adjustment Case No. 01 -006 and adopting: RESOLUTION NO. 02 -1826 A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION APPROVING LOT LINE ADJUSTMENT CASE NO. 01- 006 FOR TWO (2) LOTS, LOCATED AT 1592 RASPBERRY STREET AND 1591 LOGANBERRY STREET, APPLIED FOR BY BERRY GARDENS, LLC AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None The foregoing resolution was adopted this 19 day of February 2002. PUBLIC HEARING - Tentative Parcel Map Case No. 01 -005, Applicant - David Turton; Location - 509 and 517 East Grand Avenue. Staff Report by Teresa McClish, Associate Planner Ms. McClish said as proposed the parcels meet the minimum property development standards in the Highway Commercial district. Commissioner Keen asked if this would have an effect on the parking and if there was an agreement for shared parking. Ms. McClish said the lot is being split at the access drive for the common maintenance of the driveway and the parking is not affected. They are two similar commercial uses subject to the same parking requirements. Commissioner Keen asked about the undergrounding agreement. Page 12 11 MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 ' Rodger Olds said the undergrounding along East Grand Avenue is in it's second phase and it is anticipated that sometime in June 2002 the remainder of the poles will undergrounded. There was no public Comment. Commissioner Keen made a motion, seconded by Commissioner Brown approving Tentative Parcel Map Case No. 01 -005, deleting condition 12, pertaining to undergrounding of utilities and adopting: RESOLUTION NO. 02 -1827 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP CASE NO. 01 -005, LOCATED AT 509 AND 517 EAST GRAND AVENUE APPLIED FOR BY DAVID TURTON AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None The foregoing resolution was adopted this 19 day of February, 2002. NON - PUBLIC HEARING - None DISCUSSION ITEMS - None Page 13 PLANNING COMMISSION ITEMS AND COMMENTS — Commissioner Guthrie said he would like to see water use for different land uses be addressed in the near future. Rob Strong replied that if Community Development can get past mandatory projects like the Housing Element update and Development Code revision staff could propose Design Guidelines that include irrigation systems and landscaping be designed with water conservation in mind. When research is available staff would ask the ARC and Planning Commission to look more closely at estimated water use: Large lot landscaping requirements are more of a concern than Multi- family. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS Planning Commission interpretation regarding a Conditional Use Permit for Webers - Milbrook Breads located at 821 East Grand Avenue: Rob Strong said this is a case of a pre- existing, non - conforming alteration or expansion of use and is constrained substantially by code requirements. MINUTES PLANNING COMMISSION FEBRUARY 19, 2002 Tim Tiessen, the applicant, spoke at length explaining the history of their business and the alterations they were proposing to do. Tom Dorm, Retail Estate Sales Manager, Weber's Bread, spoke saying they did not expect any increase in customers, but were hoping to increase their sales per customer with the proposed remodel which would enable an expansion of their bread and cake display. After further consideration and discussion, the Planning Commission took the following action: Commissioner Keen made a motion, seconded by Commissioner Fowler, to grant the interpretation that a Conditional Use Permit is not required for this specific situation. This interpretation would enable interior alterations that do not intensify the retail use nor enable future change of tenancy for the expanded retail floor area (any future expansion or change in use would require a CUP). The Commission also asked that all use signage be made conforming with this alteration. The motion passed with a 3/2 vote: AYES: Commissioners Fowler, Keen and Chair Costello NOES: Commmissioner's Brown and Guthrie ABSENT: None ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 11:55 p.m. on a motion by Chair Costello, seconded by Commissioner Keen, and unanimously carried. ATTEST: Lyn Reardon - Smith, Commission Clerk Rob Strongng� Community Development Director -„,_ 4 (,,- Page 14 J oseph M. Costello, M. Costello, Chair 1