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PC Minutes 1997-01-07ARROYO GRANDE PLANNING COMMISSION JANUARY 7, 1997 The Arroyo Grande Planning Commission met with Chair Tappan presiding. Present were Commissioners Lubin, Titus and Deviny; Commissioner Keen was absent. Community Development Director Doreen Liberto-Blanck and Associate Planner Helen Elder were in attendance. ORAL COMMUNICATIONS - John Gutierrez addressed the Commission regarding a proposed project in the Village. The Planning Commission listened to his remarks. Chair Tappan reminded the applicant that they could take no action until the project was properly noticed. PUBLIC HEARING - LUCIA MAR UNIFIED SCHOOL DISTRICT; REVIEW FOR NOISE, LOITERING, TRASH AND OTHER NEIGHBORHOOD CONCERNS; CONDITIONAL USE PERMITS NO. 92 -502 AND NO. 94-527 FOR OPERATION OF LOPEZ CONTINUATION HIGH SCHOOL, INCLUDING A TEENAGE ACADEMIC AND PARENTING PROGRAM (TAP); LOCATION - 227 BRIDGE STREET Associate Planner Helen Elder presented the staff report; discussed the background of the Conditional Use Permit's (CUP); detailed the nine (9) Conditions of Approval (COA) that were specific to the project; discussed complaints received by the Police Department and. Parks and Recreation Department; and recommended that the Commission continue the item to the January 21 meeting to allow the District time to present required State paperwork. The Commission inquired if the complaints had increased in frequency; staff replied that they had not. Chair Tappan opened the public hearing. Scott Lathrop. Lucia Mar Unified School District representative - reviewed the COA and how the District had accomplished most of them; asked to be notified immediately of any complaints that were received by the City regarding Lopez School; stated that they had attempted to address each issue and had not received any complaints at the school; discussed the "Nonconforming Facility Waiver" and explained the difficulty in tibtaining the signed form from the State; noted that the Board had been willing to accept liability in the past and would probably do so again. Commissioner Lubin asked if the School Board could pass a resolution accepting liability; Mr. Lathrop agreed that this could be done. Commissioner Deviny asked about the "litter brigade" that had been established during the last series of hearings and had good results; Mr. Lathrop noted that there had been a change in principals at the school and he was not sure if the "litter brigade was still in effect; staff reported that the "litter brigade" was still an active factor at the school according to the Park and Recreation Director. Commissioner Lubin asked if the vandalism had been verified or if it was just assumed that it was a student of Lopez High School; staff did not have that information. Commissioner Deviny suggested that a representative of the Police Department or Public Works Department might be in attendance at the next meeting to address the issue. Planning Director Liberto -Blanck suggested that a letter could be directed to all Department Heads recommending that they provide details to the school principal as soon as a complaint was received. 1 1 1 Arroyo Grande Planning Commission Page 2 January 7, 1997 Dennis Larson, Business Manager of Carpenters Local = stated that his business adjoins the school and that they have been good neighbors; noted that he had filed complaints regarding vandalism but he knew the offender was not a student of Lopez; and noted that he was in support of the school. With no further comments from the audience, Chair Tappan closed the public hearing. Commissioner Titus stated that she would like to see a Resolution from the School Board accepting liability and better communication with the school regarding any problems. Commissioner Lubin noted that the site has improved with regard to litter and he felt that there should be better communication regarding complaints. Commissioner Deviny stated that once the remaining issues are resolved he would be an advocate of removing the six month review. Chair Tappan asked about the District plans for building a new school. Mr. Lathrop stated that the approved plans for the new school had been approved by the State seven (7) years ago; after five (5) years they had to be re- checked; the plans have been forwarded to the State for review and the recheck should start by March 1; they must go to bid by September 1; construction is anticipated to take nine (9) to ten (10) months; the facility will be approximately 2,200 sq. ft.; and, it is anticipated that it could be open for the 1998 school year. Commissioner Deviny asked staff if the School Board Resolution could be accepted in -lieu of COA #8; Community Development Director Liberto -Blanck stated that she would check with the Building Department and the City Attorney and report back to the Planning Commission. On a motion by Commissioner Deviny, seconded by Commissioner Lubin, and unanimously carried, Commissioner Keen being absent, the item was continued to the January 21 Planning Commission meeting. On a motion by Commissioner Deviny, seconded by Commissioner Lubin, and unanimously carried, Commissioner Keen was absent, staff was directed to prepare a letter to Department Directors recommending better communication with the School Principal regarding any complaints about students. PUBLIC HEARING - CITY OF ARROYO GRANDE; DEVELOPMENT CODE AMENDMENT CASE NO. 96-003 AMENDMENT TO SECOND UNIT ORDINANCE; REPRESENTATIVE - TIM CARMEL, CITY ATTORNEY; LOCATION - CITYWIDE Community Development Director Doreen Liberto - Blanck reviewed the background of the Development Code Amendment. Chair Tappan opened the public hearing. Don Selvey - discussed "granny unit" legislation; commended the Planning Commission . for easing restrictions; and noted that he was in favor of increasing the square footage allowance. Arroyo Grande Planning Commission Page 3 January 7, 1997 With no further comments from the audience, Chair Tappan closed the public hearing. Commissioner Lubin stated that he is in favor of the Amendment and asked staff if the square footage could be increased. Community Development Director Liberto - Blanck noted that the historical footage was 640 sq. ft. which is considered manageable. She also stated that San Luis Obispo County had recently considered reducing their second unit square footage to 640. Commissioner Deviny advocates approval as presented; however, noted that he would be interested in a discussion of increased square footage in the future. Commissioner Titus complemented the staff on returning the Resolution so promptly and favors approving as presented. Chair Tappan also commended staff on their work; staff noted that the City Attorney had prepared the Resolution. The following action was taken: RESOLUTION NO. 97 -1598 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE AN AMENDMENT TO THE DEVELOPMENT CODE REGARDING THE SECOND RESIDENTIAL DWELLING UNITS On a motion by Commissioner Lubin, seconded by Commissioner Deviny, and by the following roll call vote, to wit: AYES: Commissioners Titus, Lubin, Deviny and Tappan NOES: None ABSENT: Commissioner Keen (The following item was taken out of sequence by concurrence of the Planning Commission) IV.A. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS - PROHIBITION OF WATER HEATERS IN GARAGES Fire Chief Terry Fibich discussed history of the Water Heater Ordinance which was enacted due to a fatal garage fire. He noted that it was not meant to exclude electric water heaters; current building standards would preclude gas heaters unless specific precautions are taken; and, the ordinance will be reviewed after the re- organization of the Building and Fire Departments. The Commission discussed gas fired furnace; placing water heaters on a platform; and, how this topic is addressed in standard COA. Chair Tappan invited the audience to address the Commission; no one took advantage of the opportunity. 1 1 1 Arroyo Grande Planning Commission Page 4 January 7, 1997 NON - PUBLIC HEARING - ARROYO LINDA CROSSROADS (FREDERICKS SPECIFIC PLAN PRE - APPLICATION REVIEW); PRE - APPLICATION OF A PROPOSED SPECIFIC PLAN ON 300+ ACRES WHICH INCLUDES COMMERCIAL, LIGHT INDUSTRIAL AND RESIDENTIAL USES; REPRESENTATIVE - MIKE FREDERICK; LOCATION, 710 BRANCH MILL ROAD /670 TRAFFIC WAY /2790 HIGHWAY 101 Community Development Director Liberto -Blanck indicated that staff and the applicant would like as many comments as possible. She noted that the project had been presented to the Architectural Advisory Committee (AAC) and the Staff Advisory Committee (SAC) for their initial comments and would be going on the City Council. Eric Justesen of RRM Design, project representative presented the proposal. Mr. Justesen noted that Local Agency Formation Commission (LAFCO) had amended the City Sphere of Influence to include this property; noted that the General Plan requires a Specific Plan for development in this area; discussed various potential access points for the development; noted that a variety of land uses were presented for review; stated that they were seeking input regarding land use and any other issue; discussed need for head of household jobs in the area; and, discussed future El Campo interchange. A potential timetable for the project is to prepare the draft Specific Plan and draft Environmental Document for review after the initial review; to have the Specific Plan and Environmental Document to the Planning Commission by June; and then take the annexation to LAFCO by late summer. Commissioner Deviny stated that he would like to see more "light to medium industry" designated to attract head of household jobs; is concerned with the proposed El Campo intersection; does not feel that Traffic Way alone could support the project;questions the ability of the City to service the project with water, etc.; asked about the auto mall and how much cut and fill would be required; and, noted he would like to see development terraced and following the contour. Mike Fredericks, applicant agreed that the auto dealership could work at being attractive and not just a "sea of asphalt ". Chair Tappan suggested moving the auto dealership closer to the highway. There was discussion of incubator industry. Commissioner Titus asked about the ability of the school district to absorb the children from the homes. Mr. Fredericks indicated that the ninety (90) homes that are to be built have already been allocated in the General Plan, they are now being spread throughout the new annexation area. Scott Lathrop stated that the children would be accommodated by Harloe School and agreed that it is already overcrowded. He discussed cumulative impacts of development on the schools and expressed enthusiasm over being involved in the pre - planning of the annexation. Mr. Justesen asked if the District would be interested in a school site on the property; Mr. Lathrop stated that they would be interested in discussing the idea. Commissioner Lubin stated that as a first impression he liked the auto mall being placed behind the commercial; asked about residential lot proposed on Trinity; expressed interest in office professional buildings which would support high tech position; stated that El Campo interchange is crucial to success of development; and, noted that Traffic Way could be heavily impacted. Arroyo Grande Planning Commission Page 5 January 7, 1997 The applicant indicated that he has talked with a traffic engineer regarding alternatives to and phasing of, a full interchange at El Campo. There has been discussion with Caltrans regarding the need for an intersection at El Campo and the traffic impacts on Halcyon Road, The Pike, etc. Chair Tappan discussed buffering between the south property and the general commercial; he stated that the general commercial should be closer to the residential to promote pedestrian access; discussed the need for flat picnic area for day use in the park area; expressed interest in a school facility in the area; stated that there appears to be a lot of "highway commercial" now being developed along the corridor at this time; noted that the interchange is paramount to the development; noted the need for high tech professional jobs for the area; and, stated that at first review looks like a "doable" proposal. The Commission discussed regional commercial need of the south eastern portion of the City and how the park facility should be utilized. Otis Page. 606 Meadow Way - asked how the proposal addresses option 6B; discussed the Omni -Means study; asked if Mr. Fredericks will develop the property or sell it; and, asked about funding for the traffic improvements. Community Development Director Liberto -Blanck explained that there have been no studies done at this point in the process; this is a pre - application review to gain input on the issues; traffic will be studied during the environmental review process when an official application is submitted; and reviewed the process that the project will go through as part of the approval request. Jim Harris - expressed gratitude to the Planning Commission and staff for work on the Second Unit Amendment; asked if this project will close existing Traffic Way; stated that he was concerned with funding; stated that he was worried about impact on schools; and, asked how the project circulation would work with existing roads. Scott Lathrop - complemented the Planning Commission on keeping schools as an issue of concern; noted that the School District is part of the community and is not against development; and, stated their interest in being part of the early stages of development. Chair Tappan reiterated the fact that there will be many additional opportunities for the public to provide input on this project. There was discussion of a potential site visit; how it would be handled for noticing; if the City Council would want to visit the site as well; and, the Commission agreed it would be best to visit as a group. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS B. Update of Projects - • Discussed the upcoming appeals that will be heard by the City Council. ATTEST: Arroyo Grande Planning Commission Page 6 January 7, 1997 • Encouraged the Commissioners to attend the Planners Institute in Monterey. WRITTEN COMMUNICATIONS - 1. Information from League of California Cities on Planners Institute • 2. Copies of pages 28 through 60 "Walkable Suburbs" from the Journal of the American Planning Association 3. Ride -On News (Winter 1996) 4. Notices of upcoming Appeals 5. Plans on Arroyo Linda Crossroads (Frederick Property) Specific Plan Pre - application ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Deviny, seconded by Commissioner Titus, and unanimously carried, the meeting was adjourned at 9:10 p.m. e Breese, Commission Clerk AS TO CONTENT: L I aJ GQ .. Doreen Liberto- Blanck, .Community Development Director William Tappan, Chair