PC Minutes 1989-09-05ARROYO GRANDE PLANNING COMMISSION
September 5, 1989
The Arroyo Grande Planning Commission met in regular session with Chairman
Gerrish presiding. Present are Commissioners Flores, Moore, Gallagher, Brandy
and Carr. Commiissioner Soto is absent. Also in attendance are Planning Director
Liberto- Blanck, Current Planner Spierling and Advanced Planner Bierdzinski.
PUBLIC HEARING (CO TT.) - CONDITIONAL USE PERMIT CASE NO. 89 -453, AND
ARCHITECTURAL REVIEW CASE NO. 89 -423, LIQUOR AND DELI /REMODEL OF EXISTING
STRUCTURE AT 320 E. BRANCH Sl'lit;C:l' (CHARLES DOS'rER /CARLEN LANDEC K)
Current Planner Spierling advised that on September 18, 1979 the Planning
Commission approved Architectural Review Case No. 79 -204. This approval allowed
the owners to remodel an existing warehouse and create a parking lot at 320 E.
Branch Street. This remodel gave the structure its present appearance and 7
parking spaces. For several years after the remodel, and until just recently,
the building was occupied by Poor Richard's Press. On February 17, 1989 the
Planning Commission made an interpretation that.a liquor store was a use
permitted in the CBD zone, subject to obtaining a conditional use permit.
Mr. Spierling briefly described the applicants' proposal to remodel the
existing structure and open a combination liquor store and delicatessen. While
these are going to be the predominant uses, other items will be sold. Among
these items will be beach wear and accessories, magazines, general merchandise
and tobacco. Video rentals will also be available. The delicatessen will
include it fran the store's outdoor barbecue constructed on the east side of
the building. Within the building will be a separate deli counter where
sandwiches will be made and deli items sold.
Mr. Spierling reviewed the proposed architectural changes to the building.
He stated that the parking area will undergo major renovation. The site
currently has seven (7) parking spaces. The proposal shows 9'spaces and a new
trash enclosure. In order to gain the additional spaces, the applicants are
removing the existing concrete curbing and using retaining walls to extend the
parking structure further towards the creek. Around part of the perimeter of
the parking area, the applicants intend to cantilever a deck out over the creek
bank. This is designed to encourage use of the parking area and serve as a
location where people can consume the goods they have purchased at the store.
This decking will also serve to extend a proposed top of creek bank trail from
Mason Street, along the Arroyo Grande Creek to the Tally Ho Creek and out to East
Branch Street. The applicants have worked with soils engineers and a structural
engineer to ensure the project's feasibility.
Upon being assured by the Planning Commission Clerk that public hearing
for Conditional Use Permit Case No. 89 -453 had been duly published and property
owners notified, Chairman Gerrish declared the hearing open.
Charlie Doster, 1152 - 10th Street, Los Osos, applicant, spoke in favor
of the use permit being granted. He briefly described the character of the
store, the interior, and the proposed use.
Commissioner Gallagher suggested that same kind of notice be placed at the
access point to advise motorists of the limited access to the parking area.
Also, he would like to see some partial red zone designated at left and right
of the driveway to assure sight distance when entering or leaving the property.
Commissioner Flores stated his concerns are the parking and the sight distance
problems. He stated that this building has been vacant for quite sometime and
what we are all interested in right now is a revitalized downtown district and,
in his opinion, this project has a lot to offer and he is in favor of it.
Commissioner Carr stated he is concerned about the parking problems and he feels
the use that is being proposed might be an over use for this particular site.
The parking is such that people are going to have a very difficult time being
accommodated on that property. Also, he suggested that some restrictions be
placed on the use of the outdoor barbecue and that it shouldn't be available for
any other use than to prepare barbecue for sale in the facility, and there should
be hours of restriction placed on the use of the barbecue. Commissioner Brandy
stated he feels the proposed deck could be a problem, such as people loitering,
trash being tossed in the creek, etc., and he would prefer to keep it a walkway.
CarmissionerMoore stated he is concerned about stream bank stabilization.
He commented that, in his opinion, the engineering is adequate, however, he is
concerned because the City does not have a standard design for creek banks.
Chairman Gerrish stated he likes the project and feels it will be a gooc.,
use for the building. He stated he is concerned about the creek bank and woulL_
like to see if the City could get a dedication of the creek bank instead o_
encroaching on it.
With regard to the request for a flag pole, Chairman Gerrish stated he
doesn't see any need for a conditional use permit for the pole, although he would
like to see the flag restricted to 4 x 6 feet, which is what the applicant stated
he is going to use.
'With regard to the concern about the creek bank dedication, Planning
Director Liberto -Blanck suggested that a condition be added as follows: "An
easement adjacent to the parking area, at a width determined by the Parks and
Recreation Director shall be dedicated to the City prior to occupancy."
Commissioner Gerrish stated he would like to see a dedication from the top of
the bank to the centerline of the creek from either the property owner or
dedication of the applicant's leasehold interests.
Commissioner Carr moved to adopt the draft resolution, as amended by Mr.
Spierling, and with the following additional conditions:
1. No tables allowed on the deck.
2. A litter can be provided on or adjacent to that part of the
structure;
3. That the barbecue be limited both for use of hours and to be used
only for preparation of food for sale within the facility;
4. Hours for use of barbecue to be limited to Wednesday through Sunday
(excluding holidays) from 10:30 A.M. to 6:30 P.M.
5. Conditional Use Permit to be reviewed one year from date of
occupancy.
6. Prior to occupancy, the applicant shall provide the City with a
dedicated easement or leasehold interest in that area of the project
between the top of the creek bank (as delineated on the Planning
Commission approved plans, or as located at the bank's intersection
with the proposed retaining walls) and the project's easterly and
southerly property lines. (This condition may be modified by the
City Attorney).
7. Flag pole is approved and shall be restricted to the display of the
flag of the United States of America and the flag of the State of
California. Individual maximum flag size shall be four (4) feet by
six (6) feet.
8. Prior to issuance of building permits, the applicants shall request
the Parking and Traffic Commission to review on- street parking in
front of the building, in order to delineate a "no parking" zone for
an appropriate distance on either side of the project's access way
and to delineate the remaining on- street parking in front of the
subject building as a loading zone from 7:00 A.M. to 11:00 A.M.
After further discussion, the following action was taken:
RESOLUTION NO. 89 -1241
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING A CONDITIONAL USE PERMIT
CASE NO. 89 -453, APPLIED FOR BY CHARLES DOSTEIR AND
CARLE[1 LANDECK, 320 E. BRANCH STREET, FOR A LIQUOR
AND DELICATESSEN STORE, AND ADOPTION OF A MITIGATED
NEGATIVE DECLARATION
On motion by Commissioner Carr, seconded by Commissioner Flores, and by
the following roll call vote, to wit:
AYES: Commissioners Flores, Gallagher, Carr and Chairman Gerrish
NOES: Commissioner Brandy
ABSTAIN: Commissioner Moore
ABSENT: Commissioner Soto
the foregoing resolution was adopted this 5th day of September 1989.
Architectural Review Case No. 89 - 423. On motion by Commissioner Flores,
seconded by Commissioner Gallagher, and unanimously carried, Architectural Review
Case No. 89 - 423 was approved with the findings provided in the staff report dated
September 5, 1989.
CHAIRMAN GERRISH STATED HE WOULD BE ABSENT FROM THE MEETING DURING THE NEXT TWO
AGENDA ITEMS BECAUSE OF A POTENTIAL CONFLICT OF INTEIREST. VICE CHAIRMAN FLARES
ASSUMED THE CHAIR.
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 89 -458, CONVERT CARRIAGE HOUSE
TO BED AND BREAKFAST GUEST ROOMS AND MINOR ARCHITECTURAL REVISIONS, 789 VALLEY
ROAD (ROSS AND DIANE COX.)
Current Planner Spierling reviewed the staff report dated September 5,
1989. He stated that the Inn currently has 7 guest rooms, a restaurant and bar,
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and is also a popular location for weddings. The applicants' proposal would
allow the Inn to increase the number of guest roans to 11.
Mr. Spierling described the proposed exterior architectural revisions,
pointing out .that the addition of a storage shed behind Roans 2 and 3 is
proposed. This will be a lean -to type of structure with wood framed walls and
a rolled roofing roof. The size will be approximately 8 feet by 27 feet with
a maximlmrheight of 10 to 11 feet. The purpose of the shed is to house equipment
and materials presently stored in the carriage house. He pointed out that the
storage shed does create a problem related to the setbacks because the existing
carriage house has a minimum setback from the rear property line of approximately
10 feet. The zoning ordinance requires 15 feet when the C -1 zone abuts an R
zone; thus, the existing setback is non - conforming, and the addition of the
storage shed would require a variance because it would also have a ten foot
setback fran the rear property line.
Mr. Spierling advised that the Building Department has done a preliminary
inspection of the carriage house and feels that some major structural revisions
will be necessary to bring the house up to code, however, these revisions should
not result in the appearance of the building being altered. Also, the Fire
Department has been unable to schedule a time to inspect the structure, but has
serious concerns about fire safety. He commented that the Fire Department was
hoping to be able to inspect the structure prior to this public hearing, and be
able to provide specific conditions on exactly what needs to be done to meet
their requirements. They were not able to do this before this public hearing
and, therefore, they submitted the three conditions listed in the staff report,
which the Fire Chief feels are adequate to assure the safe operation of the Inn.
Mr. Spierling advised that the Staff Advisory Committee has reviewed the
proposal and recommends that the Planning Commission adopt the attached draft
resolution approving Conditional Use Permit Case No. 89 -458 and the associated
minor architectural revisions, exclusive of the storage shed. The Staff Advisory
Committee did not have a chance to review the proposed storage shed, as it was
a last minute addition and, therefore, no recommendation on the shed is being
made to the Planning Commission. He described necessary modifications to the
resolution as were noted in the previous agenda item.
Commissioner Carr questioned the wording in Condition #11 regarding
..proper sewer hookups shall be acquired from John Wallace and Associates
(SSLOSP) for all existing structures." Planning Director Liberto -Blanck
suggested changing the wording to read "Prior to issuance of building permits,
verification of proper sewer hook -ups shall be acquired fran the appropriate
entity for all existing structures."
Upon being assured by the Planning Commission Clerk that public hearing
for Conditional Use Permit Case No. 89 -458 had been duly published and property
owners notified, Vice Chairman Flores declared the hearing open.
Ross Cox, 789 Valley Road, applicant, spoke in favor of the use permit
being granted, and briefly reviewed the proposed project.
Hearing no further comments fran the audience for or against the proposed
use permit, Vice Chairman Flores declared the hearing closed.
After further discussion, on motion by Commissioner Gallagher, seconded
by Commissioner Carr, and unanimously carried, Conditional Use Permit Case No.
89 -458 was continued for two weeks pending an on -site inspection by the Fire
Department.
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 89 -461, PLANNED SIGN PROGRAM,
1412 GRAND AVENUE (ARROYO GRANDE TC%4N & COUNTRY SQUARE /CN SIGNS & GRAPHICS.)
Current Planner Spierling advised that the original sign program for this
complex was approved by the Planning Commission in February 1982 and, at that
time, each tenant was allowed signage on their own store front. However, no
provision was made to permit free standing signs of any kind. Establishments
defined as "major or chain store tenants" were allowed their usual identification
signs, as long as such signs were architecturally compatible with the shopping
center as a whole.
Mr. Spierling stated that the Town and Country Shopping Center sign stands
today as originally approved with no tenants listed below the 7' x 14' face, and
the only change that has been made is the attachment of two illegal Round Table
Pizza banners below the existing sign. He noted that there are two more illegal
banners for the same business facing Grand Avenue, but not attached to the sign.
He commented that the owners of Round Table Pizza no wish to add a 2' x 14' sign
advertising their restaurant just below the existing free standing sign. This
would be a 24" high double faced, interior illuminated "can" type sign. The
background would be white plastic, painted black leaving the lettering white.
He pointed out that this is a totally different type of sign than any other of
the free standing signs, in that all of the other signs, including the one that
this is attached to, have interior illuminated channel letters, mounted on a wood
background that is stained to match the shopping center.
Mr. Spierling pointed out several concerns that staff has regarding
granting approval of this application. He stated that the Staff Advisory
Committee has reviewed the application and recommends that the Planning
Commission deny the proposed sign based on the findings listed in the staff •
report dated September 5, 1989.
Upon being assured by the Planning Commission Clerk that public hearing
for Conditional Use Permit Case No. 89 -461 had been duly published and property
owners notified, Vice Chairman Flores declared the hearing open.
WayneMillheim, CN Signs and Graphics, 1390 Walker Street, San Luis Obispo,
spoke representing the applicant. He commented regarding problems with
visibility and the difficulty customers have locating the restaurant, stating
it is the least visible business in the center.
Saeed Keshtgar, 1150 16th Street, San Luis Obispo, applicant for the sign,
spoke regarding the problems with visibility and the problem customers have when
placing orders over the phone, and then can't find the business to pick up their
orders.
Lorna Brown, 508 Allen Street, commented about the trees that have grown
to the extent that the Round Table Pizza sign is hidden, and cannot be seen from
the road. Harry Payne, Printz Road, spoke in favor of the proposed sign, stating
that he could get 18 names from merchants in the center stating they will not
ask for signage. Marsha Munson, 440 Valley Road, spoke in favor of the use
permit being granted.
Hearing no further comments' for or.:.;against the proposed conditional use
permit, Vice Chairman Flores declared the hearing closed.
Commissioner Gallagher.inquired if there is a way to reconcile the
problem of signage and not force somebody out of business. Mr. Spierling stated
that the applicant can apply for a variance. Vice Chairman Flores stated his
concerns about the economic vitality of the business, noting, however, that the
signs in the center have gotten out of hand and there is no uniformity of signs
at the shopping center.
Planning Director Liberto -Blanck stated that the Commission could request
that the applicant file a variance application and, at the same time submit new
materials compatible with the signs that are now existing. Also, if the
applicants feel the present signs do not net their current needs, they could
submit an amendment to their sign program.
After discussion, on motion by Commissioner Carr, seconded by Commissioner
Gallagher, and unanimously carried, Conditional Use Permit Case No. 89 -461 was
continued to the meeting of October 3, 1989. Planning Director Liberto -Blanck
advised that the applicant has agreed to this continuance.
CHAIRMAN GERRISH ENTERED THE MEETING AND ASSUMED THE CHAIR
PUBLIC HEARING - AMENDMENT TO CHAPTER 4 OF THE MUJNICIPAL CODE - ADDITION OF
STANDARDS FOR DESIGN OF PARKING STRUCTURES AND FOR RECREATIONAL VEHICLE PARKING.
Long Range Planner Bierdzinski reviewed the staff report dated September
5, 1989. She stated that, based on the Planning Commission's direction on August
1st, staff made revision to the draft ordinance regarding Oil and Pollutant
Separation Devices, recreational vehicle parking and parking lot design
standards.
She stated that the Staff Advisory Committee recommends that the Planning
Commission recommend to the City Council approval of an ordinance amending the
Parking Ordinance, establishing standards for recreational vehicle parking and
for the design of parking structures.
Upon being assured by the Planning Commission Clerk that public hearing
for the proposed amendment to Article 26 of the Municipal Code, was duly
published and posted, Chairman Gerrish declared the hearing open. Hearing no
comments from the audience, Chairman Gerrish declared the hearing closed.
Chairman Gerrish stated that the draft ordinance seems to cover most of
the it discussed during the study session.
Ms. Bierdzinski noted that the Police Department feels that each parking
structure must be looked at on a case -by -case basis.
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Commissioner Carr questioned the wording and /or meaning of Items (d), e.
(2), and j.
The Commissioners discussed fire protection for parking structures,
graffiti protection and oil and pollutant separation devices.
Ms. Bierdzinski recommended adding a finding to the proposed resolution
that there is no adverse affect to the environment regarding the adoption of the
amendment.
After further discussion regarding various changes to the draft ordinance,
the following action was taken:
RESOLUTION NO. 89 -1242
A RESOLUTION OF THE PLANNING CC?MiISSION OF THE CITY OF
ARROYO GRANDE RECOWENDING TO THE CITY COUNCIL ADOPTION
OF A NEGATIVE DECLARATION AND ADOPTION OF AN ORDINANCE
AMENDING CHAPTER 4 OF THE MUNICIPAL CODE (ZONING
ORDINANCE) TO AMEND SECTION 9- 4.2613, ESTABLISHING
RECREATIONAL VEHICLE PARKING STANDARDS; AND TO ADD
SECTION 9- 4.2616, ESTABLISHING STANDARDS FOR DESIGN
OF PARKING STRUCTURES
On motion by Commissioner Carr, seconded by Commissioner Flores, and by
the following roll call vote, to wit:
AYES: Commissioners Flores, Moore, Gallagher, Brandy, Carr and Chairman
Gerrish
NOES: None
ABSENT: Commissioner Soto .
the foregoing resolution was adopted this 5th day of September 1989.
NON - PUBLIC HEARING - VIEWSHED REVIE'1 PERMIT CASE NO. 89 -09, SECOND STORY ADDITION
TO EXISTING RESIDENCE, 139 E. CHERRY AVENUE (CARL BOCKHAHN.)
Current Planner Spierling advised that a Notice of Intent to Construct and
Additional Structure was sent to property owners within 150 feet of the subject
property on July 19, 1989, and staff received no public comments on this
proposal, and based on the findings listed in the staff report dated September
5, 1989, staff approved the request subject to a 10 day appeal period.
PLANNING DIRECTOR'S REPORT /DISCUSSION
Joint Planning Commission Meeting. Planning Director Liberto - Blanck
advised that a meeting was held August 28th with representatives from Grover
City and Pismo Beach. She stated a number of items were discussed; they hope
to meet one more time and then set a date for a joint meeting with all three of
the Planning Commissions.
Oak Tree and Oak Woodland Seminar - Planning Director Liberto -Blanck
stated that staff was contacted by U.C. Extension and they asked if the City
would co- sponsor with them on oak trees and oak woodlands. She stated the matter
was taken to the Council and they agreed to the co- sponsorship.
County Growth Management Ordinance - Ms. Liberto - Blanck briefly reviewed
the ordinance, stating that the County has adopted a limited growth management
ordinance, limiting growth to 1/2% with certain exceptions.
Written Communications. Planning Director Liberto -Blanck referred to a
letter dated August 29, 1989 from Michael P. Miller, requesting that the Planning
Commission make a preliminary determination relative to a Montessori school at
187 Tally Ho Road. They hope to take the current enrollment of about 34 students
and move them over to a house and garage at 187 Tally Ho Road. They are asking.
the Planning Commission for general comments regarding the proposal.
Chairman Gerrish commented he would be disinclined to approve a school use
in a single family residential zone.
Communications -Chairman Gerrish called attention to the "sandwich signs"
throughout the City which are illegal, stating if they are going to be permitted,
then they should be permitted under some kind of ordinance, otherwise, everyone
is going to be putting them out.
Planning Director Liberto -Blanck advised that staff will get a letter out
to the businesses using these illegal signs.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned by the Chairman at 10:45 P.M.
Attest:
illiam Gerrish
Chairman