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CC 2014-07-08 Supplemental InformationTO: FROM: BY: SUBJECT: DATE: MEMORANDUM CITY COUNCIL TERESA MCCLISH!c O;MUNITY DEVELOPMENT DIRECTOR MATTHEW DOWNING~~SISTANT PLANNER SUPPLEMENTAL INFORMATION AGENDA ITEM 11.a. -JULY 8, 2014 CITY COUNCIL MEETING CONSIDERATION OF PRE-APPLICATION NO. 14-002; SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP AND CONDITIONAL USE PERMIT FOR SUBDIVISION OF TWO (2) COMMERCIAL PARCELS INTO FORTY-TWO (42) RESIDNETIAL LOTS, ONE (1) COMMON AREA LOT, AND TWO (2) COMMERCIAL LOTS; LOCATION -SOUTHWEST CORNER OF EAST GRAND A VENUE AND SOUTH COURTLAND STREET; APPLICANT -MF/ LIMITED & NKT COMMERCIAL JULY 8, 2014 At the request of the applicant for clarification, staff is providing additional information regarding development proposal history at the subject property in 2010 and 2011. Additionally, attached are applicable meeting minutes from City Council meetings identified in the original staff report to provide further information on the history .of the site. On November 9, 2010, the Council considered Specific Plan Amendment 10-001, Tentative Parcel Map 10-001, Conditional Use Permit 10-001, and Conditional Use Permit 10-003 for the development of over 58,000 square-feet of commercial space, including a 51,000 square-foot commercial grocer, and the Peoples' Self Help Housing (PSHH) multi-family apartment complex (Attachment 1 ). During this meeting a motion was made to adopt a Resolution denying Specific Plan Amendment 10-001. Following discussion with the City Attorney, the motion was withdrawn. A motion was then made to return the Mitigated Negative Declaration to the Planning Commission for further consideration of traffic and traffic related impacts. The motion included returning the Specific Plan Ameodment to the Planning Commission for revisions to setbacks, parking, maximum building size, and inclusion of a bus turnout, as well as continuing the Council's consideration of the projects to a date uncertain. This motion was passed by a 3-1 vote. CITY COUNCIL SUPPLEMENTAL INFORMATION -PRE-APPLICATION N0.14-002 JULY 8, 2014 . PAGE 2 On December 7, 2010, the Planning Commission reconsidered the projects, which had been modified to include separate commercial pads of 5,800 square-feet, 6,767 square- feet, 6,700 square-feet, and 39,000 square-feet in place of the 51,000 square-foot grocer (Attachment 2). Following review of the development, the Planning Commission recommended the City Council approve the updated proposal. The motion recommending approval was passed by a 4-0 vote. On January 25, 2011, the City Council considered the modified project (Attachment 3). Following discussion and public hearing on the project, the item was continued. On March 8, 2011, the City Council continued consideration of the modified project (Attachment 4). It was at this meeting that the PSHH project was approved, while the modified commercial development was continued and subsequently withdrawn. Attachments: 1. Minutes of the November 9, 2010 City Council meeting 2. Minutes of the December 7, 2010 Planning Commission meeting 3. Minutes of the January 25, 2011 City Council meeting 4. Minutes of the March 8, 2011 City Council meeting 5. Minutes of the August 24, 1999 City Council meeting denying an auto parts store on the site 6. Minutes of the March 13, 2001 City Council meeting considering Pre-Application No. 01-001 7. Minutes of the April 23, 2002 City Council meeting considering Pre-Application No. 02-001 8. Minutes ofthe June 24, 2003 City Council meeting approving Development Code Amendment 02-003, Specific Plan Amendment 02-002 and Tentative Tract Map 02-003 9. Minutes of the April 26, 2005 City Council meeting considering Specific Plan Amendment 03-001 10. Minutes of the July 26, 2005 City Council meeting approving Specific Plan Amendment 03-001 11. Minutes of the May 31, 2011 City Council and Planning Commission Special Joint Meeting/Study Session Minutes: City Council Meeting Tuesday, November 9, 2010 In response to a request for a brief clarification by Mayor Ferrara, City Att AITACHMENTl Page2 explained that the Council uses Sturgis' Rules of Parliamentary Procedure, Robert's Rules of Order. He further explained that the framework by which the Mayor o es is established by State law under the Government Code and the Mayor is one of five mbers of the Council with the same duties and responsibilities, including the right to vote. 8. CONSENT AGENDA Mayor Ferrara invited members of the public w ·shed to comment on any Consent Agenda Item to do so at this time. No public comme were received. Action: Council Member Fellows oved, and Council Member Ray seconded the motion to approve Consent Agenda lte 8.a. through 8.h., with the recommended courses of action. City Attorney Carmel re_a e full title of the Ordinance in Item 8.g. The motion passed on the following roll~call vote· ellows, Ray, Costello, Guthrie, Ferrara None None 9. PUBLIC HEARINGS Mayor Ferrara declared a conflict of interest on all public hearing items due to ownership of real. property within 500 feet of the proposed projects. He stepped down from the dais and left the meeting. Mayor Pro Tern Guthrie took over the meeting as the Presiding Officer. 9.a. Consideration of Specific Plan Amendment 10-001; Location: Southwest Comer of East Grand Avenue and South Courtland Street; Applicant: NKT Commercial. Community Development Director McClish presented the staff report and stated the Planning Commission recommended the Council adopt a Resolution denying Specific Plan Amendment 10-001 regarding Subareas 3 and 4 of the Berry Gardens Specific Plan. She then responded briefly to questions from Council regarding the-results and time of the traffic study for the proposals. - Mayor Pro Tern Guthrie opened the public hearing and invited the applicant and the applicant's representatives to address the Council first. Carol Florence, representing applicant NKT Commercial, requested the Council consider approval of Alternative #2 by taking tentative action to adopt the Mitigated Negative Declaration and approve Specific Plan Amendment 10-010 as proposed. She then gave a PowerPoint presentation of the proposed Specific Plan Amendment which included renderings of the proposed development and vicinity map; the proposed development versus the originally proposed Berry Gardens Specific Plan development; and an overview of the development standard amendments requested to the Berry Gardens Specific plan. ·Minutes: City Council Meeting Tuesday, November 9, 2010 Page3 Nick Tompkins, applicant, provided background history as it related to his negotiations for acquiring the property beginning in 2006 and his purchase and acquisition of the property in 2007; his discussions with the City for retail development in this area; and provided an overview of several projects proposed over the years that did not proceed. Carol Florence continued her presentation of the proposed development including setback revisions and relocation of Buildings A & B; illustrated examples of streetscape layouts and pedestrian oriented amenities; showed renderings of the project from various viewpoints, elevation, and angles; demonstrated ADA access areas, patio views, a proposed planter in the public right of way; views of the southwest truck dock for the largest building and all building elevations; displayed the proposed emergency access that could serve as a pedestrian walkway; demonstrated the line of site from neighboring residential areas; and displayed. the proposed Peoples' Self Help Housing Site Plan. Robyn Letters, representing the applicant as a research consultant from Opinion Studies, gave an overview of her credentials for conducting public opinion surveys; gave a presentation on the methodology and results of a telephone survey regarding current shopping habits of residents in Arroyo Grande and surrounding areas, attitudes regarding the proposed Food 4 Less Courtland Place Project, and the project's impact on future shopping. Carol Florence clarified that this was a shopping survey only. She again requested the Council take action on Alternative #2. In response to a request by Council Member Ray, Steve Orosz, traffic consultant from Orosz Engineering Group, explained the results of the traffic .study he conducted and . responded to questions concerning current average daily trip generation versus the proposed average daily trip generation if the project is constructed as proposed. He also responded to questions relating to the bus stop as proposed. Further Council questions ensued of the applicant regarding clarification on setbacks, whether there would be a shopping cart corral in the parking lot; clarification regarding Mitigation Measure 111-2 which requires inclusion of a bus turnout; clarification regarding the height of the tallest tower proposed; the square footage of the San Luis Obispo Food 4 Less store; and whether the proposed screening between the two land uses was reviewed by the Fire Authority. Nick Tomokins concluded the applicant's presentation by stating there has been a lot of speculation about the proposed project; gave background information of the Food 4 Less business and noted the public's high perception of this store and that he did not believe this to be a big box store, and spoke further in support of approval of the project as proposed. Scott Smith, representing Peoples' Self Help· Housing Corporation {PSHH), provided a background of the Corporation and spoke about the need for affordable family housing in the City; gave background information on the sale and acquisition of properties in the City; provided an overview of the proposed project (Item 9.c.); and noted that timing for approval of this project is critical due to PSHH's application for competitive grant funding. Minutes: City Council Meeting Tuesday, November 9, 2010 Page4 Bruce Frasier, architect for PSHH, provided an overview of the project and addressed issues relating to setbacks, the emergency access road, landscape screening between the projects, fencing, and common open space and playground areas. Scott Smith responded to additional questions regarding maintenance of the setback area between the commercial and residential, use of a community room (which he . said is required to be included ·in this type of project), and clarification of the previously owned PSHH property and subsequent site trade with VCA Animal Hospital. Fire Chief Hubert, Five Cities Fire Authority, stated he had reviewed and approved the plan revisions made to both projects. Mayor Pro Tern Guthrie called for a break at 9:25 p.m. The Council reconvened at 9:40 p.m. Mayor Pro Tern Guthrie said the public hearing was open and invited members of the public to address the Council. Russell Read, General Counsel for Cookie Crock, noted he had submitted letters in opposition to the project for the record. Denise Andreini, LaVida Lane, spoke in support of the Food 4 Less project. Phyllis Tonne spoke in opposition to the Food 4 Less project. Bill Corley, Paso Robles, spoke in support of the Food 4 Less project. Teresa Schultz, Emerald Bay Drive, spoke in opposition to the Food 4 Less project. Benedene Duffin, Newport Avenue, spoke in opposition to the Food 4 Less project. Richard Duffin, Newport Avenue, spoke in opposition to the Food 4 Less project. Del Clegg, owner of Cookie Crock Warehouse, spoke in opposition to the Food 4 Less project. Bill Vance, Santa Maria, spoke in opposition to the Food 4 Less project. Jerry Mclaughlin spoke in opposition to the Food 4 Less project. Frank Madden, Rodeo Drive, spoke in opposition to the Food 4 Less project. Mike Miller, Manager of Arroyo Grande Albertson's, expressed concerns regarding the project and believed it would not result in an increase in sales tax revenue or an increase in jobs. Kent Horejsi spoke in opposition to the Food 4 Less project. Beth Stepnitz, Bakeman Lane, spoke in opposition to the projects. Aaron Henkel, Aspen, expressed concerns about the ability for truck turning radius on Courtland and commented on the traffic studies. Peter Jankay, representing Farmers' Market Association, spoke in opposition to the Food 4 Less project. _ Mike Zimmerman, Arroyo Grande, spoke in opposition to the project. Crvstall Morgan, Chilton, spoke in opposition to the Food 4 Less project. · Anna Scott, read a letter in support of the Food 4 Less ·project on behalf of Rick Castro, President of Arroyo Grande Community Hospital. Heather Hellman, San Luis Obispo, spoke in support of the Food 4 Less project. Minutes: City Council Meeting Tuesday, November 9, 2010 Pages John Spencer, Spencer's Market, spoke in opposition of the Food 4 Less project and submitted a petition containing approximately 237 pages signed by over 3,000 individuals who oppose the project. Pam Hyde, Stagecoach Road, spoke in opposition to the Food 4 Less project. Wendy Beckham, Hillcrest Drive, spoke in opposition to the Food 4 Less project. John Mack, Loganberry, spoke in opposition to the projects. Ann Steele, El Camino Real, spoke in opposition to the Food 4 Less project. Marty Scala, Grover Beach, spoke in opposition to the Food 4 Less project. Patty Welsh, Pradera Court, spoke in opposition to the proposed design of-the project. Tom Geishlin, Nipomo, read a letter in support of the project on behalf of a resident who could not attend. Maggie Summers, Newport Avenue, spoke in opposition to the Food 4 Less project. Patrick Dempsey spoke in opposition to the Food 4 Less project. Mike Fuller spoke in opposition to the Food 4 Less project. Carol Florence responded to issues regarding the proposed buffer, which she clarified would be an exclusive use easement; and clarified issues regarding truck circulation where Courtland Street would be modified. Steve Orosz noted that the traffic study was updated in October 2009 based on the revised project. Hearing ·no further public comments, Mayor Pro Tem Guthrie closed the public hearing. Council Member Costello provided the following comments: Clarified the Council had to first consider the proposed Specific Plan Amendment; Referred to the Planning Commission's denial and findings and stated he agr~d with the Planning Commission for the most part; With regard to size and scale, he believed the proposed building was too large; Agreed that affordable housing is a priority for this' location; Must balance the commercial use with the residential use; Acknowledged the compromise on the setback; would like a minimum of 15' setback on commercial side and minimum 1 O' setback on residential side; -Acknowledged there was a lot of discussion about competition; however, the issue of a grocery store is irrelevant because it is an allowed use in this zoning district; Stated that the issue is the size and scale of the proposed building for the commercial site; Referred to a comparison of existing buildings in the area; Would like to see a smaller footprint for the anchor building; Noted that the East Grand Avenue Enhancement Plan was not formally adopted and is used as a guide; must rely on the General Plan and the Berry Gardens Specific Plan; Acknowledged the project has been revised to meet the California Fire Code; Acknowledged the applicant has included significant pedestrian oriented, streetscape and landscaping amenities; Cannot support the Specific Plan Amendment as proposed and would . like to see it revised and referred back to the Planning Commission; would like to see a change in the setbacks and reduce the size of the building; Minutes: City Council Meeting Tuesday, November 9, 2010 Page6 Expressed disappointment that the bus stop has been removed; and is not satisfied with the traffic study and would like to see more information with better calculations. Council Member Fellows provided the following comments: -Thanked everyone for their presentations and input, including the ARC and Planning Commission, and members of the public and other professionals who submitted written comments; Commented that he read all the materials thoroughly, including the Mitigated Negative Declaration which he-did not entirely agree with; Referred to the back of the Vons which is located against residential development and found a 40-50 foot setback between the commercial and residential uses; Stated he had reviewed other Arroyo Grande commercial buildings in the area to gauge building sizes; Acknowledged that competition is good; however, it was a matter of what development is appropriate at this site; Stated the proposed Specific Plan Amendment is unacceptable and is not right for this part of the City; Stated that with the project as proposed, he could not make findings as spelled out in General Plan policies LUS-2, LU11-1.2, and LU 11-2.2; stated it would create an illogical land use; the amendment is inconsistent with the General Plan policies; Stated that a 24-hour store is not good for that location; Stated that a 10 foot buffer is not acceptable. Stated a better plan would be something similar to the adjacent development where CVS is located; , Believed that the effects of the proposed project would contribute to nearly constant activity with noise, air pollution, traffic congestion·, as well nighttime glare. Council Member Ray provided the following comments: Clarified the intent of the Brown Act as it relates to transparent deliberations among the Council; -Thanked members of the public for their comments and civility; Noted that businesses move locations and/or uses of buildings change over time; Acknowledged traffic issues expressed during the public hearing; Stated that the Council must balance many things, including Mr. Tompkin's right to develop his property within the scope of the regulations, versus the survival of other businesses; the economic viability of the City with the rural, small town character; the role of government in the regulation or non-regulation of capitalism; and smart growth versus promoting potential blight in the City; Stated that this is not a Spencer's Market versus Food 4 Less issue; should be encouraging competition as it benefrt.s everyone economically; Stated Council must be careful not to try and regulate competition; Stated she has no problem with Food 4 Less itself; however, her issue is that whatever is built here will remain in perpetuity and the more square footage there is, the more potential there is for turnover of businesses; Agreed there should be a 15' setback on the commercial side and 1 O' on the residential side and emphasized the need for safety in the corridor in between; Believed that the parking is inadequate at 175 spaces; Minutes: City Council Meeting Tuesday, November 9, 2010 Page7 Stated that the proposed 50,000 square foot building is too big and the project is under parked; could not support the proposed 300:1 ratio; Stated that the Specific Plan needs additional modifications, specifically with regard to the parking and setbacks, mass and scale, and minimum building size; Encourages development in this gateway, even with a grocery store: however, not at the proposed mass and scale. Mayor Pro Tern Guthrie provided the following comments: Stated that Grand Avenue is the only area in Arroyo Grande that can support this type of use with large buildings and this is the last opportunity to have a large footprint with a moderate sized supermarket; Noted that this is the commercial center of our small town; Believed commercial uses should be close to residential uses; Referred to the Mitigated Negative Declaration related to traffic; reviewed the report and accepts the traffic analysis; Stated that there is nothing about this d~velopment that affects the rural nature of the City; . Acknowledged the rural setting of the Village and that this type of project would never be proposed for the Village; referred to the formula business ordinance that protects the Village from this type of business; Stated he was not convinced the East Grand Avenue Enhancement Plan excludes large buildings, as there are large buildings in this area; Stated that the proposed intensity of this project is a legitimate point as it relates to the impact to the surrounding area; Supported the revisions to the streetscape enhancements which have a better pedestrian orientation; With regard to the buffer; he stated this is a mixed-use project and it might be better to have no buffer and to connect the buildings; does not have any problem with the buffer as proposed; Stated he could not approve this without inclusion of the bus stop; Noted that this is a key development for this portion of the City, to have key services in the City's commercial core. Action: Council Member Fellows moved to adopt a Resolution denying Specific Plan Amendment 10-001 located at the southwest of E. Grand Avenue and S. Courtland Street applied for by NKT Commercial. Council Member Costello seconded. Discussion ensµed on whether any of Specific Plan Amendment findings needed to be addressed. Following brief discussion with City Attorney Carmel regarding the Negative Declaration, Council Member Fellows withdrew his motion. Staff requested a brief recess for discussion. Pursuant to Council policy, Mayor Pro Tern Guthrie moved to continue the meeting past midnight to 12:20 a.m. Council Member Ray seconded, and the motion passed unanimously by voice vote. Minutes: City Council Meeting Tuesday, November 9, 2010 Page8 City Attorney Carmel requested the Council provide comments on the Mitigated Negative Declaration based on comments regarding inadequacies in the Negative Declaration concerning traffic impacts and analysis, and send it back to the Planning Commission with jhe direction given on the Specific Plan regarding smaller building size, larger buffer between the residential and commercial uses, and parking issues: and further, to continue this item as well as Items 9.b. and 9.c. to a date uncertain. Action: Council Member Costello moved to return the Mitigated Negative Declaration to the Planning Commission for further consideration on issue of traffic and traffic impacts; to send the Specific Plan Amendment back to the Planning Commission for revisions to setbacks, parking, maximum building size, and inclusion of the bus turnout; and to continue this item to a date uncertain. Council Member Ray seconded, and the motion passed on the following roll call vote: AYES: Costello, Ray, Fellows Guthrie NOES: ABSENT: Ferrara 9.b. Consideration of Tentative Parcel Map 10-001 and Conditional Use Permit 10- 001: Location: Southwest Comer of East Grand Avenue and South Courtland Street; Applicant; NKT Commercial. Recommended Action:. The Planning Commission recommends the City Council adopt a Resolution denying Tentative Parcel Map 10-001 and Conditional Use Permit 10-001 for the subdivision of 4.47 acres into three parcels and development of a 3,750 square foot commercial building, a 4,200 square foot restaurant, and a 50,881 square foot groce'ry store (Subarea 3 of the Berry Gardens Specific Plan). If the City Council · approves the Planning Commission's recommendation, staff recommends that the City Council refer the alternative site plan to the Planning Commission for review. Council Member Costello moved to continue Item 9.b. to a date uncertain. Mayor Pro Tern Guthrie seconded, and the motion carried on the following roll call vote: AYES: NOES: Costello, Guthrie, Fellows, Ray None ABSENT: Ferrara 9.c. Consideration of Conditional Use Permit 10-003; Location: Southwest Corner of East Grand Avenue and South Courtland Street; Applicant: Peoples' Self- Help Housing Corporation. Recommended Action: The Planning Commission recommends the City Council deny Conditional Use Permit 10-003 for a thirty-six (36) unit affordable apartment complex on 1.65 acres (Subarea 4 of the Berry Gardens Specific Plan) based on its recommendation against adopting the Mitigated Negative Declaration (MND) prepared for Specific Plan Amendment 10-001 (the Commission did not provide any findings to deny the proposed project). Minutes: City Council Meeting Tuesday, November 9, 2010 Page9 Council Member Costello moved to continue Item 9.b. to a date uncertain. Mayor Pro Tern Guthrie seconded, and the motion carried on the following roll call vote: AYES: NOES: ABSENT: None. Costello, Guthrie, Fellows, Ray None Ferrara 13. CITY MAN GER ITEMS None. 14. COUNCIL COM UNICATIONS None. 15. STAFF COMMUNICA None. 16. COMMUNITY COMMENTS None. 17. ADJOURNMENT Mayor Pro Tern Guthrie adjourned the m (Approved at CC Mtg //-J. 3 -d-010 ) MINUTES PLANNING COMMISSION DECEMBER 7, 2010 6:00 P.M. ATTACHMENT 2 L TO ORDER -The Arroyo Grande Planning Commission met in regular session with Vice · .Chair een presiding; also present were Commissioners Barneich, Ruth and Sperow. Staff members ttendance were Community Development Director Teresa McClish and Associate Pl8nner Ryan o · ·ANNOUNCEMENTS: · Development Director welcomed new Planning Commissioner Lisa Sperow. AGENDA REVIEW: APPROVAL OF MINUTES: On a motion by Commissioner B ich, seconded by Commissioner Ruth, the minutes of November 2, 2010 were approved as presente I. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS AFTER AGENDA PREPARATION: .. The Commission received the following material after preparation of the agenda: 1. Letter from Cookie Crock Warehouse Alpine Colony Enterprises, Inc., dated 12/6/10 regarding Item II. A. -Specific Plan Amendment 10-001. 2. Letter from Cookie Crock Warehouse Alpine Colony Enterprises, Inc., dated 12/6/10 regarding Item II. B. -Tentative Parcel Map 10-001; CUP 10-001. 3. Letter from Cookie Crock Warehouse Alpine Colony Enterprises, Inc., dated 12/5/10 regarding Item II. C. -CUP 10-003. 4. Letter from Corey Kielan, dated December 3, 2010 regarding Supermarket Delivery Staging Areas. 5. Letter from Corey Kielan, regarding Courtland Traffic with Food for Less. 6. Letter from Debi Collins, via email 12/7/10, regarding the Food for Less Proposal. 7. Memo to Planning Commission from Community Development Director T~resa McClish regarding corrections to staff reports -ITEMS II.A., 11.8. and 11.C. 8. Memo to Planning Commission from Community Development Director Teresa McClish regarding additional informatio,n for ITEM II.A., ATTACHMENT 4. II. ·PUBLIC HEARING ITEMS: A. SPECIFIC PLAN AMENDMENT 10-001; SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLICANT -NKT COMMERCIAL Associate Planner Ryan Foster presented the staff report for consideration of an application to amend the Berry Gardens Specific Plan as it relates to the development of Subareas 3 and 4, which the Commission has reviewed numerous times. Mr. Foster stated that the Architectural · Review Committee reviewed and recommended approval of the subject Specific Plan Amendment and presented the Mitigated Negative Declaration (MND), which has been expanded to further explain the methodology used for the-conclusions that were reached for traffic impact. Mr. Foster " answered Commission questions pertaining to the MND. -----·--··---------------·--------··----··-·--------- PLANNING COMMISSION MINUTES DECEMBER 7, 2010 Vice Chair Keen opened the Public Hearing. -----·--·--·--------------·--•-¥ ___ _ PAGE 2 Carol Florence, Principal Planner, Oasis, representative for NKT, asked the Commission to accept the development standards as is and answered Commission questions. Steve Orosz, Traffic Engineer, Orosz Engineering Group, Inc. addressed the truck traffic; indicated he reviewed the Negative Declaration and answered Commission questions pertaining to traffic. Community Development Director McClish addressed Russell Read's questions on the environmental document for the Specific Plan Amendment. · The following people spoke concerning the traffic study; large truck traffic; trucks making turn at Courtland/East Grand Avenue; loading/unloading; delivery hours; two way left turn lanes; drive through are not allowed in the Mixed Use; public noticing was insufficient; suggested this go back to the Traffic Commission; the East Grand Avenue Enhancement Plan not being adopted; referred to comments from City Council Members of the November 9, 2010 City Council meeting; children running out in traffic; · pedestrians walking to the stores; the Development Standards need to be followed; and stated the community does not support this project. Russell Read, East Grand Avenue John Spencer, Collado Corte Aaron Henkel, South Alpine Richard Duffin, Newport Avenue Beatrice Spencer, Collado Corte Patrick Dempsey, Collado Corte -Bill Vance, E. Foster Road, Santa Maria -John Mack, Loganberry Avenue -Benadene Duffin, Newport Avenue -Mike Zimmerman, East Branch Street -Michael Morrow, Raspberry Avenue -Debbie Collins, Santa Maria In answer to Commissioner Barneich question, Community Development Director McClish stated she would like to see clarification of the policy on drive-thru in the Specific Plan. Mr. Orosz answered Commission questions regarding the Traffic Study. Commissioner Ruth made a motion, seconded by Commissioner Barneich, recommending that the City Council adopt a Mitigated Negative Declaration and approve Specific Plan Amendment 10- . 001; located at the southwest corner of East Grand Avenue and South Courtland Street; applied for by NKT Commercial with the following modifications: • Add a condition that bike lanes be incorporated on south Courtland Street. • Add a condition that trucks and pedestrian conflicts be minimized. RESOLUTION NO. 10-2116 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE SPECIFIC PLAN AMENDMENT 10· 001; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY NKT COMMERCIAL The motion was approved by the following roll call vote: ------··------------···-·-·. ··-----------·-·-------------·--···-··········-. --········· ..... ·-·-·------·------·-·--~·-r-· PLANNING COMMISSION MINUTES DECEMBER 7, 2010 AYES: NOES: ABSENT: Commissioners Ruth, Barneich, Keen and Sperow None Commissioner Martin the foregoing Resolution was adopted this ih day of December 2010 . . _ The Commission took a break at 8:18 pm and reconvened at 8:30 pm. PAGE3 8. TENTATIVE PARCEL MAP 10-001 AND CONDITIONAL USE PERMIT 10-001; SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLICANT -NKT COMMERCIAL Associate Planner Ryan Foster presented the staff report for consideration of an application to subdivide 4.47 acres into four (4) parcels of 20, 107, 25,759, 24,673 and 109,905 square feet respectively and construct four (4) commercial buildings of 5,800, 6,767, 6,700 and 36,100 square .. feet respectively. Mr. Foster stated that the Architectural Review Committee reviewed and recommended approval of the Tentative Parcel Map and Conditional Use Permit. Mr. Foster indicated that the project has been revised to be consistent with direction received from the City Council regarding the Specific Plan Amendment. Vice Chair Keen opened the Public Hearing. Carol Florence, Principal Planner, Oasis, representative for NKT, asked the Commission to recommend to the Council approval of the Tentative Parcel Map and Conditional Use Permit. Ms. Florence gave a " power point presentation of the project and answered Commissioner's questions. Steve Orosz, Traffic Engineer, Orosz Engineering Group, Inc. indicated he prepared the Traffic Study for Courtland/East Grand Avenue, which was for a larger project; indicated the City Council provided comments and those have been added to this study; the Traffic Commission did review the previous study, which was for a larger project. Mr. Orosz answered Commissioners questions relating to traffic. The following people spoke concerning the truck delivery hours; truck turns; location of loading dock; .. pedestrian traffic; quality of life for both proposed Peoples' Self Help and existing Berry Gardens residents suggested to follow the Gateway Plan; would like another traffic study; and oppose the project. John Spencer, Collado Corte Richard Duffin, Newport Avenue Bill Vance, E. Foster Rd, Santa Maria Jerry Mclaughlin, Farrall Avenue Beth Stepnitz, Bakeman Lane -Beatrice Spencer, Collado Corte -Benadene Duffin, Newport Avenue -Wendy Beckham, Hillcrest Drive -Patricia Ebbert, South Mason Street Aaron Henkel, South Alpine, indicated you have to make assumptions; disagreed with the Traffic Consultant's study regarding standard size truck; and encouraged the Commission to look at the big picture in terms of larger trucks. John Mack, Loganberry Avenue, read excerpts from the City's Development Code; expressed concern with drive-thru, trash location, noise, equipment; question bio-swales; lack of open space is an issue; question where will water run; and said the project does not fit in with Berry Gardens. ·---·-···---------------------· ---·-·------------------------·---·-··----------------.-----····- PLANNING COMMISSION MINUTES DECEMBER 7, 2010 PAGE4 Patrick Dempsey, Collado Corte, said it does not make sense to do the Negative Declaration before you know what the project is; concern with trucks going across the front; the loading dock is problematic; and opposes the project. Ken Trosi, would like to see the Peoples' Self-Help Housing expanded. On motion by Commissioner Sperow, seconded by Commissioner Barneich and unanimously carried the meeting was continued to 11 :00 pm. Carol Florence indicated that the traffic study looked at specific criteria and was reviewed by staff; the noise issue has been addressed; addressed interim low impact development requirements (LID) but stated the City does not have an ordinance; indicated that they have been working with People's Self Help Housing; and will be looking at bioswales. Associate Planner Foster and Community Development Director answered questions of the Commissioners regarding the Traffic Study (i.e. length of trucks; bulb o·uts, maintenance of . improvements). In answer to Commissioner Sperow, staff indicated that the original traffic study was presented to the Traffic Commission and the revised study will come before the Traffic Commission at a Special Meeting on January 10, 2011. The Commissioners expressed: • concern with the length of delivery trucks; loading/unloading of delivery trucks being unsafe; who will be responsible of maintaining bulb outs; where are school bus stops and will they be affected; trash receptacles; curb return radius on East Grand Avenue onto Courtland Street would entail moving traffic signal back. • support Pad A, B, D; project architecture; revised setbacks because zero setback would not work; parking, loading dock being moved from west to east; colors for Pad A. • need a pedestrian walkway from pad 8 to C; and bike lanes should be incorporated. • Traffic Study should be sent back to Traffic Commission for review; • curb return radius on East Grand Avenue onto Courtland Street would entail moving traffic signal back. Carol Florence indicated they would move the loading dock from the west to the east side; can work on walk way aspect; will work with traffic consultant on turning radius and addressed other concerns from the Commissioners. Community Development Director McClish indicated that staff would recommend adding a condition that all trash receptacles shall be screened and submitted to the Community Development Department, which would be submitted to Architectural Review Committee. Commissioner Barneich made a motion, seconded by Commissioner Ruth, recommending that the City Council approve Tentative Parcel Map 10-001 and Conditional Use Permit 10-001; located at the southwest corner of East Grand Avenue and South Courtland Street; applied for by NKT Commercial, with the following modifications: PLANNING COMMISSION MINUTES DECEMBER 7 I 2010 • The trash receptacles shall be screened. • The loading dock shall be moved from the west to the east side. PAGES • Turning radius, loading dock and bike lanes be brought before the Traffic Commission for review. • One tree shall be added in front of Pad B. RESOLUTION NO. 10-2117 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 10-001 AND CONDITIONAL USE PERMIT 10-001; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY NKT COMMERCIAL ·· The motion was approved by the following roll call vote: AYES: NOES: ABSENT: Commissioners Keen, Barneich, Ruth, Sperow None Commissioner Martin the foregoing Resolution was adopted this 7th day of December 2010. C. CONDITIONAL USE PERMIT 10-003; SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLICANT -PEOPLES' SELF-HELP HOUSING CORPORATION Associate. Planner Ryan Foster presented the staff report for consideration of an application to ·construct a thirty-six (36) unit apartment complex on 1.63 acres. Mr. Foster stated that the .Architectural Review Committee reviewed and recommended approval of the Conditional Use Permit. Vice Chair Keen opened the meeting for public comments: Scott Smith, representative of Peoples' Self-Help Housing, gave a brief history and description of how the Peoples' Self Help Housing operates. Don Love, Fraser Seiple Architects presented to the Commission the previous site plan and the current site plan and answered Commissioners questions. Commissioner Ruth, seconded by Commissioner Sperow, recommended. that the City Council .. approve Conditional Use Permit 10-003; located at the southwest corner of East Grand Avenue and South Courtland Street; applied for by Peoples' Self-Help Housing. RESOLUTION N0.10-2118 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 10-003; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY PEOPLES' PLANNING COMMISSION MINUTES DECEMBER 7, 2010 SELF-HELP HOUSING The motion was approved by the following roll call vote: AYES: NOES: ABSENT: Commissioners Ruth, Sperow, Barneich, Keen None Commissioner Martin the foregoing Resolution was adopted this 7th day of December 2010. II . NON-PUBLIC HEARING ITEMS: None. ----.---·-------·-~·-· PAGES IV. EFERRAL ITEMS FOR COMMISSION ACTION/NOTICES OF ADMINISTRATIVE D CISIONS SINCE NOVEMBER 16 2010: None VI. PLANNIN COMMISSION ITEMS AND COMMENTS: Commissioner Bar eich commented on wing signs. Commissioner Keen reported there is a card board sign on the s1 ewalk on East Grand Avenue, Spencer's Shopping Center, for the coffee shop. Commissioner th thanked the Guiterrez's from Branch Street Deli for providing coffee to citizens at a recent functio VII. COMMUNITY DEVELO MENT DIRECTOR COMMENTS AND FOLLOW-UP: None. VIII. ADJOURNMENT: · On motion by Commissioner Ruth, se ended by Commissioner Sperow and unanimously carried, the meeting adjourned at 11 :15 p.m. ATTEST: ~fdW~A AS TO CONTENT: 'lt~if!A-~ TERE A MiC Is: COMMUNITY DBTELOPMENT DIRECTOR (Approved at the January 18, 2011 meeting) r I I Minutes: City Council/Redevelopment Agency Meeting Tuesday, January 25, 2011 ATTACHMENT 3 Page5 o of the letter of the costs sent to Mr. Moore be provided to Ms. Welsh. In response to a ques 1 om Council Member Guthrie on whether this action would preclude the Council from taking furthe ion to recover costs. City Attorney Carmel replied it would not. Action: Council Member · moved to approve Item 8.h. as recommended. Mayor Pro Tern Ray seconded, and the motion d on the following roll-call vote: AYES: NOES: Guthrie, Ray, Costello, Brown, Ferrara None ABSENT: None 9. PUBLIC HEARINGS Mayor Ferrara announced a conflict of interest due to ownership of real property near the project, stepped down from the dais, and left the meeting. Mayor Pro Tern Ray took over as Presiding Officer. 9.a. Consideration of Specific Plan Amendment 10-001; Amend the Berry Gardens Specific Plan as it Relates to Development of Subareas 3 and 4; Location - Southwest Comer of East Grand Avenue and South Courtland Street; Applicant: NKT Commercial. Recommended Action: The Planning Commission recommends the City Council adopt a Resolution adopting a Mitigated Negative Declaration and approving Specific Plan Amendment 10-001. Council Member Brown asked if the developer has any entitlements with regard to the parcel. City Attorney Carmel responded he was not aware of any entitlements. Council Member Brown stated that staff has said from the beginning of this process that the Council cannot dictate the type of use there and asked if an overlay or ordin~nce could have been utilized to regulate the amount of space for food sales or to eliminate grocery stores as an allowed use. Director McClish acknowledged the discussion and stated that yes, in the Specific Plan, you can define or regulate uses different than those in the underlying zoning district. She reminded the Council that in terms of the existing conditions on site, there is an existing Specific Plan in effect and there is a request for an amendment to that Plan. She said the uses defined in that Specific Plan are the same uses that are identified in the Gateway Mixed Use zoning district. Council Member Brown stated when he was on the Planning Commission, it was explained differently than what he was now hearing. He commented that if the Specific Plan is being opened up for other issues, then other amendments should be possible, including the elimination of certain uses. City Attorney Carmel explained there are pending completed applications that were processed in good faith by the -City and further explained the need to take action on the proposals currently being presented. He confirmed that the Council has the ability to regulate uses in a Specific Plan. Minutes: City Council/Redevelopment Agency Meeting Tuesday, January 25, 2011 Page6 Council Member Guthrie asked for clarification on the entitlement question. Director McClish responded that the Specific Plan is in place, it does not match the current proposal, and it needs to be amended to reflect the existing property lines due to a lot line adjustment that had previously taken place. City Attorney Carmel explained the Specific Plan is not an entitlement but is part of the legal framework for entitlements, and explained the discretionary review process. Mayor Pro Tern Ray opened the public hearing. Bob Boyd, Palm Court, spoke in opposition to a grocery store at the proposed location. Hearing no further comments, Mayor Pro Tern Ray closed the public hearing. Action: CounCil Member Guthrie moved to continue the public hearing to the next Regular City Council Meeting of February 8, 2011. Council Member Brown seconded, and the motion passed on the following roll call vote: AYES: NOES: ABSENT: Guthrie, Brown, Costello, Ray None Ferrara 9.b. Consideration of Tentative Parcel Map 10-001 and Conditional Use Permit 10- 001; Subdivide 4.47 Acres into Four (4) Parcels of 0.51, 0.59, 2.56 and 0.57 Acres and Construct Four (4) Commercial Buildings of 5,800, 6,767, 35,786 and 5, 700 Square Square Feet Respectively; Location -Southwest Corner of East Grand Avenue and South Courtland Street; Applicant: NKT Commercial. Recommended Action: The Planning Commission recommends the City Council adopt a Resolution approving Tentative Parcel Map 10-001 and Conditional Use Permit 10-001. Action: Council Member Brown moved to continue the public hearing to the next Regular City Council Meeting of February 8, 2011. Council Member Guthrie seconded, and the motion passed on the following roll call vote: AYES: NOES: ABSENT: Brown, Guthrie, Costello, Ray None Ferrara 9.c. Consideration of Conditional Use Pennit 10-003; Construct a Thirty-Six (36) Unit Apartment Complex on 1.63 Acres; Location -Southwest Comer of East Grand Avenue ·and South Courtland Street; Applicant -Peoples' Self-Help Housing Corporation and Affordable Housing and Loan Agreement. (CC/RDA] Recommended Action: The Planning Commission recommends the City Council adopt a Resolution approving Conditional Use Permit 10-003. In addition, staff recommends that the Redevelopment Agency Board of Directors adopt a Resolution approving an affordable housing and loan agreement and authorize the Executive Director to execute Minutes: City Council/Redevelopment Agency Meeting · Tuesday, January 25, 2011 Page7 the agreement. Action: Council Member Brown moved to continue the public hearing to the next Regular City Council Meeting of February 8, 2011. Council Member Guthrie seconded, and the motion passed on the following roll call vote: AYES: NOES: Brown, Guthrie, Costello, Ray None ABSENT: Ferrara (a) OR FERRARA: San Luis Obispo Council of Governments/San Luis Obispo gional Transit Authority (SLOCOG/SLORTA). Announced that su lemental funding may be available for rehabilitation of the Bridge Stree Bridge. (2) South an Luis Obispo County Sanitation District (SSLOCSD). Alternate ttended in his absence. (3) Brisco/Ha onfHwy 101 Interchange Project Subcommittee. The Subcommitte will be meeting with staff to put together two community workshops on e project alternative. (4) Other. Will be r: urrecting the Recreation Center Subcommittee to take a look at som alternatives for the community recreation center proposed for Old Ran h Road and W. Branch Street. (b) MAYOR PRO TEM RAY: (1) Economic Vitality Corp ation (EVC). Meets next week; Mr. Manct'1ek will be giving a pre ntation to the Council at the February s•h meeting. (2) California Joint Powers lnsura e Authority (CJPIA). Aside from routine business, the CJPIA Boal'1 ·s considering the addition of a District. (3) Tourism Committee. Meets next week. (4) Other. None (c) COUNCIL MEMBER COSTELLO: (1) Zone 3 Water Advisory Board. Reported there is at Lopez available to the communities that p icipate; also recommending buying emergency State water suppl "i _j .i Minutes: City CounciURedevelopment Agency Regular Meeting Tuesday, March B, 2011 9. PUBLIC HEARINGS ATTACHMENT 4 Page3 Consideration of Community Development Block Grant Projects for Year 2011. Associate anner Heffernan presented the staff report and recommended the Council adopt a Resolution ap ving CDBG Project funds for Year 2011. Mayor Ferrara open the public hearing. Speaking from the public in support of staffs recommendations were earl Munick, representing Transitional Food and Shelter; carol Florence, representing Big thers Big Sisters; Maria Torres, representing Mission Community Services Corporation; Camey d, representing Chameleon Fine Furniture and speaking on behalf of Mission Community Se · s Corporation; Stephane Michel, representing CAPSLO Homeless Services; and Laura Mohaje presenting Alliance for Pharmaceutical Access. There were no other comments received, and the blic hearing was closed. Action: Council Member Costello moved to adop Resolution, as follows; 11A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARRO GRANDE APPROVING COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PROJECTS Council Member Guthrie seconded, and the motion passed on the following roll AYES: NOES: ABSENT: Costello, Guthrie, Brown, Ray, Ferrara None None Mayor Ferrara declared a conflict of interest relating to Items 9.b., 9.c., and 9.d. due to · ownership of real property within 500 feet of the proposed project, stepped down from the dais, and left the meeting. Mayor Pro Tern Ray took over as Presiding Officer. ·: 9.b. Consideration of Specific Plan Amendment 10-001; Amend the Berry Gardens Specific Plan as it Relates to Development of Subareas 3 and 4-;: Location - Southwest Corn~r of East Grand Avenue and South Courtland Stree~-Applicant: NKT Commercial. Community Development Director McClish referred to correspondence received today from the applicant and included in the Supplemental Memorandum distributed to Council regarding Items 9.b. and 9.c. which requests the Council limit consideration of the Specific Plan Amendment to Subarea 4 for the Peoples Self Help Housing project and continuing Item 9.c. (Subarea 3) to a date uncertain. Associate Planner Foster presented the staff report and provided an Alternative recommendation to adopt the Mitigated Negative Declaration and adopt a revised Resolution with a revised Exhibit 8 designating Subarea 3 as an unplanned area .and establishing development standards for Subarea 4 only. Staff responded to questions from Council. Mayor Pro Tern Ray opened the public hearing. Speaking from the public were Nick Tompkins, applicant, representing NKT Commercial; and asking for clarification about the proposal were .Richard Duffin; Benadene Duffin; Russell Read representing Cookie Crock Warehouse; John . . Minutes: City CounciURedevelopment Agency Regular Meeting Tuesday, March 8, 2011 Page4 Mack; and Beth Stepnitz. There were no other comments received, and the public hearing was closed. . Action: Council Member Brown moved to adopt a Resolution, as modified, as follows: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE ADOPTING A MIT/GA TED NEGATIVE DECLARATION AND APPROVING SPECIFIC PLAN AMENDMENT 10-001; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND A VENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY NKT COMMERCIAL". Council Member Guthrie seconded, and the motion passed on the following roll call vote: AYES: NOES: "ABSENT: Brown, Guthrie, Costello, Ray None Ferrara . 9.c. Consideration of Tentative Parcel Map 10-001 and Conditional Use Permit 10-001; Subdivide 4.47 Acres into Four (4) Parcels of 0.51, 0.59, 2.56, and 0.57 Acres and Construct Four (4) Commercial Buildings of 5,800, 6,767, 35,786 and 5,700 Square- feet Respectively; Location -Southwest Corner of East Grand Avenue and South Courtland Street -Applicant: NKT Commercial. As noted earlier, the applicant requested a continuance of Item 9.c. to a date uncertain. Action: Council Member Brown moved to continue Item 9.c. to a date uncertain. Council Member Guthrie seconded, and the motion passed on the following roll call vote: AYES: NOES: ABSENT: Brown, Guthrie, Costello, Ray None Ferrara 9.d. Consideration of Conditional Use Permit 10-003; Construct a Thirty-Six (36) Unit Apartment Complex on 1.63 Acres; Location -Southwest Comer of East Grand Avenue and South Courtland street; Applicant -Peoples' Self Help Housing Corporation and Affordable Housing and Loan Agreement. [COUNCIURDA] Associate Planner Foster presented the staff report and recommended the Council adopt a Resolution approving Conditional Use Permit 10-003 to construct a t~irty-six unit apartment complex on 1.63 acres. In addition, staff recommended that the Redevelopment Agency Board of Directors adopt a Resolution approving an Affordable Housing and Loan Agreement and authorize the Executive Director to execute the Agreement. Mayor Pro Tern Ray opened the public hearing. Speaking from the public in support of the project were Scott Smith and Bruce Frasier, representing Peoples' Self Help Housing. Other members of the public who spoke and expressed concerns about the project were Jeff Buhler, John Mack; Carla Wiley; Barbara White; and Wendy Beckham. There were no other comments received, and the public hearing was closed. Action: Council Member Brown moved to adopt a Resolution, as follows: ·~ RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 10-003; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND f-- • I· i l I --··-i Minutes: City CounciURedevelopment Agency Regular Meeting Tuesday, March 8, 2011 Page 5 · AVENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY PEOPLES' SELF-HELP HOUSING". Council Member Costello seconded, and the motion passed on the following roll ' call vote: AYES: NOES: ABSENT: Brown, Costello, Guthrie, Ray None Ferrara . Action: Board Member Costello moved to adopt a Resolution, as follows: uA RESOLUTION OF THE ARROYO GRANDE REDEVELOPMENT AGENCY APPROVING AN AFFORDABLE HOUSING AND LOAN AGREEMENT FOR THE DEVELOPMENT OF AN AFFORDABLE HOUSING RENTAL PROJECT AND FINDING THAT THE AGENCY'S EXPENDITURE OF LOW AND MODERATE INCOME HOUSING FUNDS OUTSIDE THE BOUNDARIES OF THE ARROYO GRANDE REDEVELOPMENT PROJECT AREA BENEFITS THE PROJECT AREA11 • Vice Chair Ray seconded, and the motion passed on the following roll call vote: AYES: NOES: ABSENT: None. Costello, Ray, Guthrie, Brown None Ferrara 13. CITY MANAGER EMS a) Request from Villag mprovement Association to reconsider closure of E. Branch Street for . April 30, 2011 Farmer's arket. City Manager Adams reporte ihat the Village Improvement Association had requested the Council reconsider closure of E. nch Street in April due to negative impacts it would have on Village businesses. The Council una ·mously concurred with the request. b) Request for direction whether to mai in or delay City Hall Ribbon Cutting Ceremony due to delays in elevator installation schedul In response to a request for direction by City Man er Adams, the Council agreed unanimously to maintain the date of March 26, 2011 as the date fo e City Hall Ribbon Cutting Ceremony. 14. COUNCIL COMMUNICATIONS Council Member Brown expressed concern about the cross t was stolen from St. John's Lutheran Church and encouraged those responsible to return t asked. CITY COUNCIL MINUTES · AUGUST 24, .1999 ATTACHMENT 5 to Agenda Item 7 .a., and correspondence received PUBLIC HEARINGS 7.a. BERRY GARDENS SPECIFIC PLAN AMENDMENT 99-001. cup 99-005. PLANNED SIGN PROGRAM 99-001 Interim Community Development Director Buford highlighted the Staff Report. He explained that the Berr}' Gardens Specific Plan established four· subareas with subarea 1 "being devoted to residential, and subareas 2, 3 and 4 subject to ·development applications by the property owner and approved by the City as a Specific Plan AmEmdment. . He explained that Autozone has proposed a development in subarea 4 that would face Grand Avenue. He stated that the Pl~nning Commission reviewed the project and recommended denial of the Specific Plan Amendment 99-001, Conditional Use Permit 99-005, and Planned Sign Program 99-001. · Council questions of st~ff included: Mayor Pro Tern Ferrara:· 1) asked if subarea 4 is under one ownership; and 2) is there anything in the Specific Plari that approves phasing of the subareas 3 and 4. Director Buford responded that subarea 4 was under one ownership and there was not anything in the Specific Plan that approved phasing of the s~bareas. Council Member Dickens: 1) inquired if the Specific Plan ·identified particular types of commercial uses for the area. Director Buford replied no. After being assured that the Public Hearing had been duly published and all legal requirements met, Mayor Lady opened the Public Hearing. · · Arthur Nave1 Regional Design Manager, spoke in favor of the project and .gave a brief background on Autozone's target market area, ·customer base, experience · and number of personnel~ parking lot issues, and hours of operation. He stated that changes to' the design of the project had been made since the Planning Commission meeting. Rob Strong, Strong Planning Services, spoke in favor of the projec~ and stated he had ·originally assisted the developer on creating the Berry Gardens Specific Plan. He spoke about attempts to coordinate the project with the four property owners; the fact that subarea 3 and 4 are the only commercial zoned parcels that 2 CITY COUNCIL MINUTES. AUGUST 24, 1999 front Grand Avenue that are in a Specific Plan; recognized the need to coordinate the uses of the two parcels; .access to the development; and the extens·ion of Courtland Street to Ash. He stated they are proposing refinements be made to the Specific Plan relating. to the ponding basin, P.ermitted and conditional uses, and access and utility easements. He explained the proposed Autozone development and stated that there is a potential maximum for a 6~,000 square . foot project if another devel~per wants to acquire the property,. · Mr. Strong explained that the auto-parts use is the one issue that could not be resolved. He said they have met the intent of the Specific Plan; however, they want direction from the. Council tonight if the use is not acceptable. He stated the owner of the property is an auto parts retail storeowner and he cannot compromise the use·for the property. He said there has been major enhancement of the project since the . . review by the Planning Commission to addre~s its concerns. There was discussion whether the applicant was willing to move the location of the buil_ding_on the parcel so that it was not on the Grand Avenue frontage; and wheth_er the applicant was willing to meet with the adjacent property owner of .subarea 3 to coordinate development efforts. Dennis Allan, Allan Real Estate Investments, representative for the Matsumoto . family, said the family did not have any objection to Autozone and they see the development as a collaborative effort. He requested a sixty-clay continuance in order for the family to get together with the Autozone representatives. He said the· family had concerns that a third party was providing develo·pment designs and concepts, and that a combined effort of the owners would be a benefit to the · c~ . . John Keen, Planning Commissioner, stated he had been on vacation and not at the Planning Commission meeting when this item was considered. He said that .significant changes had been made to the project and the project should go back to the Traffic Commission and the.Planning Commission for review. Otis Page, 606 Myrtle, agreed with Mr. Keen. Hearing no further comments, Mayor Lady closed the hearing t~ the floor. Council Members discussed the positioning of the project in relation to the Berry ·Gardens project. There was Council consensus that ~n auto parts store was not the desired vision for the entryway to the City and ·the Berry Gardens project. There is a significant share of auto parts stores that currently exist on Grand Avenue. Council concurred in encouraging the applicant to collaborate With the other property owners in the development of the properties. 3 CITY COUNCIL MINUTES AUGUST 24, 1999 After further Council discussion, Mayor Pro Tern Ferrara moved to deny Specific Plan Amendment 99-001, Conditional Use Permit 99-005, and Planned Sign Program 99-001.-Council Member Dickens seconded the motion. _Voice Vote LRoll Call Vote · ~Lady AlttLFerrara ~Runels·:· AyJJ_Tolley · Ay§_Dickens There being 5 AYES and 0. NOES, the motion is hereby declared to be passed. Council Member Dicke asked for clarification on the billing services · in B. Goodrow's bid. Mr. Worre explained that B. Goodrow's quote for· billing services was above and beyond the1 base quote for Option 4. He explained that South County Sanitary would not be harging for billing services since it already bills for refuse. '-· After being assured that the· Public He ring had been duly published and all legal. requirements met, Mayor Lady open the Public Hearing. ·Hearing no comments, the Mayor closed the hearing to e floor. Council Member Dickens stated one of the significant differences in the proposals between B. Goodrow and South Co ~ Sanitary was for public educa_tion. He did not think that So~th County addres d the issue adequately. Tom Martin, South County Sanitary, responded that t re is a -budget for promotion in the contract. He explained that South County Sa "tary currently has programs within the Lucia Mar Unified School District to prom e recycling; an annual mailer; and has participated in City events. Couricil Member Dickens suggested an increased effort needs to be ade to educate the public, and he would like to see a specific program laid out· the. City knows what to expect from the contractor. 4 CITY COUNCIL MINUTES MARCH 13, 2001 .PAGE7 ATIACHMENTG -i3Uit:felifte6,..JWititt' h a view towards remov.ing the ambiguity and potential for conflicts, and to bring those re tions back to the Council by October, 2001. Council Member Dickens .seconded the mo 1 , • carried unanimously by voice vote. 11.d. Pre-Application Case No. 01-001; Subarea 2 of the Berry· Gardens Specific Plan; S&S Homes. Associate Planner Heffemon presented -the staff report. She explained the applicant is requesting feedback on a proposed 23-unit residential subdivision located within Subarea 2 of the Berry Gardens Specific Plan. She responded to questions from Council regarding clarification. on zoning and the requirement for a Specific Plan Amendment, General Plan Amendment and Development Code Amendment, and whether there was more room to essentially extend the Berry View Lane cul-de-sac for more vehicle maneuvering capabilities. Mayor Lady opened up the discussion for public comment. John Mack, architect and representative for S&S Homes, gave a brief overview of the · history of the project and requested that the City allow the developer to put in all the streets, relocate and underground all the power poles along· Ash Street. He stated this was the first proposed plan to extend the Berry Gardens project. He explained there would be a dedication of 20 feet in front of Ash Street for a meandering pathnandscape buffer between the homes and the Soto Sports Complex. Council Member Dickens referred to the Berry View Lane cul-de-sac and suggested the installation of an island or planter to create a visual barrier for those traveling down Courtland Street. He asked if the proposed homes would be of the same neotraditional design and criteria as Subarea 1. Mr. Mack responded that the plans are a carry-over from Berry Gardens which are of a neotraditional design, with the garages located in the back. Council Member Dickens expressed. serious concerns about the need for affordable housing within the City. He highly recommended the applicant consider providing as much on-site affordable housing as possible as part of this project. He also encouraged the applicant to apply for the in-lieu fees that the City has collected. He spoke of the limited amount of space left in the .City for affordable housing. Additionally, Council Member Dickens asked questions regarding the enlargement of the proposed drainage basin. Mr. Mack replied that there were two options for enlarging the basin. He said if it could not be deepened, it could be expanded horizontally. Mr. Mack informed the Council that the developer had already contacted the Housing Authority to discuss what types of affordable housirig programs are available and how they work. He explained that S&S ------·---·---·--- CITY COUNCIL MINUTES MARCH 13, 2001 PAGES had successfully constructed affordable housing projects in the past and was open to this option. Mayor Pro Tern Ferrara asked what the price range of the homes would be. Mr. Mack replied it would ·be an extension of the sales range of the Berry Gardens project which start in the mid $200,000's and go up to mid $300,000. Council Member Runels asked a question about the location of the property line . . Mr. Mack replied the property line was located at the back of the sidewalk. Hal Rosen, Executive Director of Affordable Homes, spoke of how affordable housing projects can be retained in the affordable housing category through various enforceable restrictive covenants and agreements. He gave an overview of affordable housing programs and the desperate need in this County to provide affordable housing for low to moderate income persons. In response to questions by Mayor Pro Tern Ferrara, Mr. Rosen explained how deed restrictions are utilized to ensure that when affordable housing units are sold they remain in the affordable housing inventory; and confirmed that there is a greater need for more single family affordable housing units than multi-family affordable housing units. Hearing no further public comments, Mayor Lady thanked Mr. Rosen for his comments and brought the discussion back to the Council. Council Member Dickens reiterated his desire for creating affordable housing within the City; stated that the City needs to utilize the in-lieu fees it has collected· to facilitate the construction of affordable housing; and suggested that the applicant work with staff on this issue. Council Member Runels stated his support of this proposed extension of the Berty Gardens project and supported the proposed street layout. Council Member Lubin agreed with the need for providing affordable housing in the City. He encouraged the applicant to pursue any funds that were available for affordable housing projects; supported the expansion of the drainage basin if required; and favored the extension of Berry View Lane. Mayor Pro Tern Ferrara emphasized his belief that the affordable housing issue was paramount for this project. He stated he would support a redesign of the project. He also suggested that the site ·might be mc;>re suitable for a senior housing project like Wyndam Residence. He said in terms of a housing perspective, it was time to address these issues. He did not support the proposed plan. CITY COUNCIL MINUTES MARCH 13, 2001 . PAGE9 Mayor Lady concurred that. affordable housing, as well as senior affordable housing, was a critical unmet need in the City. He supported efforts to include affordable housing units or· an assisted living facility within the proposed development. No action was taken on this item. 12. COUNCIL COMMUNICATIONS Council Member Dickens invited the Council and public to attend the public unveiling f Community Center concepts by students of the Cal Poly Architecture Department to held on Sunday, March 18, 2001from2:00 p.m. to 5:00 p.m. He also reported that had received an application from Assembly Member Maldonado's office for · potentia tate funding for the project. Mayor Pro J"em Ferrara announced the Long Range Planning Committee will be meeting on sday, March 20, 2001at5:30 p.m. 13. STAFF COMMU CATIONS Nqne. 14. ADJOURNMENT Mayor Lady adjourned the meet at 10:55 p.m. ATTEST: emriore, Director of Administrative Services/ Deputy City Clerk CITY COUNCIUREDEVELOPMENT AGENCY MINUTES APRIL 23, 2002 PAGE7 ATTACHMENT 7 R velopment Agency. He supported the proposed purchase agreement and said he was in vor of exploring the feasibility of alternative uses for the expanded basin. Board Memb Ferrara favored the concept of expanding the basin in lieu of creating smaller basins. e supported the proposed agreement and favored pursuing the idea of BMX use in the o in. he could support a larger, shared basin. He expressed concerns with regard to the 's liability in the event of presence of hazardous material on the site. City Attorney/Gene Counsel Carmel explained that an indemnity clause had been included in the agreemen protect the City's interests. Board Member Lubin also expressed concern with a potentia MX use and stated that it should be explored cautiously; however, he supported further r earch on the idea. Board Runels supported moving forward with the reject and looking ve"ry closely at the BMX use. He stated his biggest concern with th roposal was the City borrowing money from the Water Fund. Chair Lady supported the proposed agreement. Board Member Ferrara moved to approve the proposed budget g Is and the 10-Year Financial Plan Phase II. Board Member Lubin seconded the m following roll-call vote, to wit: AYES: NOES: ABSENT: Ferrara, Lubin, Dickens, Runels, Lady None None There being 5 AYES and O NOES, the motion-is hereby declared to be passed. 11.c. Consideration of Pre-application Review Case No. 02-001; Proposed Rezone and Residential Subdivision, Located at 1595 East Grand Avenue (Berry Gardens Specific Plan Sub-area 3); Yoneji & Masako Matsumoto Revocable Trust. Community Development Director Strong presented the staff report and responded to questions from Council regarding the site. Mayor Lady invited comments from those in the audience who wished to be heard on the matter. Terry Orton, Westland Engineering, introduced himself and stated he was available to answer questions. CITY COUNCIUREDEVELOPMENT AGENCY MINUTES APRIL 23, 2002 PAGES John Keen, 298 N. Elm, stated that the lot sizes and designs should be eompatible with the existing Berry Gardens development. Hearing no further public comments, Mayor Lady brought the item back to Council for discussion, comments, and direction. Council Member Lubin stated this project was a natural extension to complete the residential portion of development of the Specific Plan Subarea and agreed with the need to blend this development with the existing Berry Gardens development. Council Member Dickens emphasized the need for compatibility and commented on the need actually construct affordable housing units. Director Strong explained the policy within the City's adopted Housing Element for providing affordable housing and stated that two of the units in this project would be so designated. Council Member Ferrara asked what was the smallest lot size in Berry Gardens. Director Strong replied 6,000 square feet for the detached homes and 3,000 for the attached units. Council Member Ferrara agreed with Mr. Keen's comments regarding compatibility within the Berry Gardens development. He stated that his concerns with the proximity of homes to E. Grand Avenue had been addressed through the Mixed Use concept. He supported the proposed project and favored taking a closer look at the affordable housing issue. Mayor Pro Tern Runels stated the proposed project was a good fit with the existing development and. commented that all the streets were in place. Questions and discussion ensued regarding the definition of affordable housing in San Luis Obispo County. Mayor Lady supported the project as proposed. He then ensured that the applicant had received sufficient feedback and direction with regard to the proposed project. There was no action taken on this item. Consideration of Proposed Ordinance Amending Arroyo Grande Municipal Co apter 10.16 Regarding Truck Parking. Director of Public Works olo presented the staff report. He explained the proposed Ordinance was establishe · it commercial truck parking within the public rights-of-way; prohibit parking of vehicles trans · hazardous waste and hazardous materials in accordance with federal regulations; and · "t parking of unattended commercial trailers that are not connected to motorized vehicles. recommended the Council introduce an Ordinance amending Chapter 10.16 of the Arro nde Municipal Code. CITY COUNCIL MINUTES JUNE 24, 2003 PAGE4 0ATTACHMENT 3 9.a. Consideration of Development Code Amendment 02-003, Specific Plan Amendment 02-002, and Tentative Tract Map 02-003; Berry Gardens Subarea 3; 1595 East Grand Avenue. Community Development Director Strong presented the staff report; recommended the Council: 1) Adopt a Resolution approving Specific PJan Amendment 02-002; 2) Introduce . an Ordinance amending the Zoning Map of the City ·of Arroyo Grande, . Development Code Amendment 02-002, to rezone 1.6 acres of. Subarea 3 of the Berry Gardens Specific Plan from Rural Residential (RR) to Single .Family Residential with Specific Plan overlay (SFR-SP); and 3) Adopt a Resolution approving Tentative Tract Map 02-003, creating nine (9) residential lots on a 1.6-acre portion of Subarea 3 of the Berry Gardens Specific Plan as applied for by Masumoto Revocable Trust, subject to certain conditions. Director Strong responded to questions from Council regarding issues related to affordable housing in-lieu fee provisions. Mayor Pro Tern Dickens opened the public hearing. Terry Orton, Westland Engineering,. requested clarification ·regarding the affordable housing in-lieu fee provision and further stated that the applicant supports all other conditions of approval for the project. Upon hearing no further public comments,· Mayor Pro Tern Dickens closed the public hearing. Council and staff discussion ensued with regard to the status of the Housing Element Update, potential changes to the affordable housing provisions, and clarification· that the ·. affordable housing in-lieu fee is based on a percentage of total construction costs. Council Member Lubin spoke in favor of the project and stated that as a smaller project, he could support the requirement for payment of the in-lieu fee for affordable housing; however, he was not clear what the fee would be and did not want the fee to be open- ended. He commented that he was willing to increase the fee to 6% of construction costs. Council Member Costello supported the project. He acknowledged that because the project included _less than 12 units, on-site affordable housing units were not required, therefore he supported the requirement for the payment of affordable housing in-lieu . fees. Mayor·Pro Tern Dickens referred to the original intentions for the Berry Gardens project to be an entire affordable housing project. He commented that due to the housing market and the State mandate, there was a need to look at the project differently. He stressed the need to create housing stock that m~ets all income levels. He was not in favor of changing the existing provision for affordable housing in-lieu fees. He supported the project moving forward as proposed. CITY COUNCIL MINUTE$ JUNE 24, 2003 PAGES In response to Council discussion regarding the affordable housing in-lieu fee provision, City Attorney Carmel suggested modified language in Special Condition #7 as follows: "Prior to issuance of building permits, the applicant shall pay an affordable housing in- lieu fee equal tO the greater of 3% of construction costs or the affordable housing in-lieu fee duly authorized by Ordinance in effect at the time building permits are issued.''. Council Member Lubin moved to adopt a Resolution approving Specific Plan Amendment 02-002; Located at 1595 East Grand Avenue; Applied for by Matsumoto Revocable Trust. Council Member Costello seconded the ·motion, and on the following roll-call vote, to wit: AYES: NOES: ABSENT: Lubin, Costello, Dickens None Runels, Ferrara There being 3 AYES, 0 NOES, and 2 ABSENT, the motion is hereby declared to be passed. · Council Member Lubin moved to adopt a Resolution, as amended, approving Tentative Tract Map 02-003; Located at 1595 East Grad Avenue; Applied for by Matsumoto Revocable Trust. Council Member Costello seconded the motion, and on the following roll-call vote, to wit: AYES: NOES: ABSENT: Lubin, Costello, Dickens None Runels, Ferrara There being 3 AYES, O NOES, and 2 ABSENT, the motion is hereby declared to be passed. Council Member Lubin moved to introduce an Ordinance amending the Zoning Map of the City of Arroyo Grande; Development Code Amendment 02-002; Applied for by Matsumoto Revocable Trust. Council Member Costello seconded the motion, and on the following roll-call vote, to wit: AYES: NOES: ABSENT: Lubin, Costello, Dickens None Runels, Ferrara There being 3 AYES, 0 NOES, and 2 ABSENT, the motion is hereby declared to be passed. Mayor Ferrara returned to the dais. CITY COUNCIL MINUTES APRIL 26, 2005 ~PAGE& ATTACHMENT 9 ayor Ferrara stated that the amendment was appropriate. He commented on the deteriorating co ··on of Farrell Avenue and stated that this is a location that would require monitoring throughO e construction process. He also agreed with comments regarding the need for contiguous side s in the area near the project and the elementary school. Council Member Arnold mov dept a Resolution as follows: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY RROYO GRANDE REVISING CONDmON OF APPROVAL NO. 114 REGARDING DRAIN ASIN FOR VESTING TENATIVE TRACT MAP 02-002 (VTTM 2310) BY SAS HOMES, NORTH OF FARROLL AVENUE". Council Member Dickens seconded the motion, and the motion carried o following roll-call vote: AYES: NOES: ABSENT: Arnold, Dickens, Guthrie, Costello, Ferrara None None 9.b. Consideration of Specific Plan Amendment 03-001: Applicant -S&S Homes; Location -Southwest corner of Courtland Streat and East Grand Avenue. Mayor Ferrara announced a conflict of interest due to ownership of real property within 500 feet of the project and stepped down from the dais. Mayor Pro Tern Costello took over as the Presiding Officer. Assistant Planner Foster presented the staff report and recommended the Council adopt a Resolution amending the Berry Gardens Specific Plan to allow mixed-use development of Subareas 3 and 4. Staff responded to questions from Council regarding the proposed 45-foot maximum building height; explanation of Specific Plan versus Development Code standards; clarification concerning maximum density requirements; clarification regarding the previously certified Environmental Impact-Report; clarification regarding development standards that would preclude condominium conversion in the future; and clarHlcation regarding accesslutlllty easement issues and reimbursement provisions for easement and infrastructure improvement costs. Mayor Pro Tern Costello opened th_e public hearing. Ruth Matsumoto Dea, property owner representing Subarea 3, stated her family has owned this property for 50 years and gave some background about the property's agricultural and farming history, and expressed concerns with the proposed Specific Plan Amendment. She indicated that she has placed the property for sale, there is a pending offer, and she requested a continuance of this Item for 90 days. Jeffrey Emrick, architect and engineer for EDA, spoke on behalf of Ruth Dea and her vision to provide more affordable housing in the City. He stated that the proposed Specific Plan Amendment does not do justice to that vision and stated that the Specific Plan Amendment reduces the value of Subarea 3, divides the property into two different zones and two different types of development. He disagreed with the three proposed access easement provisions in the Plan; disagreed with finding #2 in the proposed Resolution which states that the Specitic Plan Amendment will not result in an illogical land use pattern; disagreed with finding #4 which states that the standards for building height take advantage of the unusual existing grades in the project area; and concluded by suggesting a lot line adjustment to rotate the existing property line. CITY COUNCIL MINUTES APRIL 26, 2005 PAGE7 Ann Wilson, attorney assisting Ruth Dea, addressed· issues relating to securing the easements between the two properties; installation of mutual infrastructure improvements; difficulty in cooperation between the two landowners; and elevation differences. She suggested a lot· line adjustment to address these issues, which would eliminate the need for securing easements, the installation of infrastructure improvements, the cooperation necessary to develop the two parcels, and the elevation differences would also be eliminated or reduced. She questioned the legality of some portions of the proposed amendment, the Addendum to the EIR which assumes that the addition of 56 apartments would not substantially affect the conclusions in the certified EIR, and expressed concern about the proposed reimbursement provisions, especially with . regard to the 7% interest rate. She concluded by commenting that the City's involvement in an agreement between two. adjacent landowners was questionable. · John Mack, arc~itect for S&S Homes, responded to questions from Council regarding the proposed building height, density, easements, and conceptual design. He stated that a lot of work has gone into this project and they would like to move forward. He did not see a lot line adjustment as an issue. He stated the Architectural Review Committee and Planning Commission have reviewed the Plan and provided favorable comments on the conceptual plan. He commented that he did not think approval of the Plan tonight would preclude other amendments in the future. Upon hearing no further public comments, Mayor Pro Tern Costello closed the public hearing. Council Member Guthrie commented on the access issues and stated that Subarea 3 could not develop without at least one access easement; commented that the proposed values of the easements are reasonable, however, the 7% interest rate may be too high; agreed that this approval would not preclude future amendments for Subarea 3; suggested language be included to protect against 45 ~oot buildings being visible from E. Grand Avenue; commented on the proposed density and stated that an increase may require ·additional environmental review; suggested language be ad~ed that specifies the project must include apartments; commented that he did not see a lot line adjustment as a viable alternative; and stated he could move forward and support the Specific Plan Amendment with the suggested changes. Council Member Arnold stated he was not ready to move forward and would support a continuance. He stated that one of the goals of the Specific Plan was to create one cohesive project. He expressed concerns regarding the access/easement infrastructure and utility issues; and also expressed concern with the project being underparked, especially with a mixed-use project that includes a proposed restaurant use. He expressed concern about the EIR" and stated that an increase in residential could trigger the need for a new EIR. He agreed that the City desperately needs apartments. He preferred to continue the item for 90 days to see If a plan for Subarea 3 comes in. Council Member Dickens thanked Ms. Dea for providing her history of the property. He said that the goal was to create a project that benefits the City. He acknowledged the work that has been done; however, there were a lot of unanswered questions and he could not support moving forward at this. time. He commented that the Council was considering. a proposed Specific Plan Amendment, and not a concept plan. He disagreed that the proposed amendment would not substantially affect the conclusions in the certified EIR, and stated there are traffic and water issues that need to be addressed; did not understand the building height exception and said he was uncomfortable with the proposed 45-ft height standard as part of this amendment; stated that there were unforeseen legal issues concerning the easements, and whether the interest rate CITY COUNCIL MINUTES APRIL 26, 2005 PAGES was equitable; agreed that the City needs apartments in its housing inventory; reiterated that the goal is to create an integrated cohesive project; acknowledged that there could be some potential advantages in the property owners considering a lot line adjustment; and believed that the parties needed time to resolve some of these significant issues. He suggested directing staff to go back and review the original certified EIR, and based on the proposed amendment determine if there is any additional impact to traffic and water usage. Mayor Pro Tern Costello commented that if the amendment was approved tonight, it was not likely to result in a cohesive project. He stated he would like to review the original certified EIR; acknowledged that there were a lot of unanswered questions; commented that a lot line adjustment may work; favored apartments; however, expressed concern with an increase in density as it relates to traffic. He did not support moving forward at this time. I . Council Member Arnold moved to continue this item until July 26, 2005 and direct staff to provide f copies of the EIR to Council for review prior to that date. Council Member Dickens seconded the l motion, and the motion carried on the following roll~call vote: AYES: NOES: Arnold, Dickens, Costello Guthrie ABSENT: Ferrara Mayor Pro Tern Costello called a recess at 10:05 p.m. Mayor Ferrara returned to the dais and reconvened the meeting at 10:15 p.m. Consideration of Proposed Ordinance Amending Arroyo Grande Munlclpal Code Chapter 16.36 of Tltla 16 to Include Permitting Requirements Applicable to Auto, Vehicle Parts Sales Without Installation Services In Commercial and Mixed Use lstrlcts and Adding Chapter 10.18 to Title 1 O to Pr0hlblt Auto-Related M nance and Repair Activity In Commerclal and Publlc Parking Lots (Dev ment Code Amendment 05-007). Associate Planner Mc ·sh presented the staff report, recommended the Council introduce an Ordinance amending Arr Grande Municipal Code Chapter 16.36 of Title 16 and Adding Chapter 10.18 to Title 10, and onded to questions from Council. Mayor Ferrara opened the public hear , and when no one came forward to speak on the item, he closed the public hearing. Mayor Ferrara recalled when the City Council con · ered the Master Plan for E. Grand Avenue during the General Plan Update, which involved loo · at compatibility issues for businesses al_ong E. Grand Avenue. He recalled that the intent at tti time was to locate auto parts stores next to similar uses in certain areas such a:s the Highway C mercial District where there was · an existing concentration of auto sales and auto repair busine s. He commented that the Gateway segment was identified as the center of the City, which wou cicus more on pedestrian oriented uses. He expressed concern about locating this type of use in th ateway, the ongoing issues relating to auto repair and maintenance in parking lots, and e ssed concerns · regarding the ability to enforce the prohibition of auto repairs and maintenance 1 rking lots. .;11 y vUUNvlL/Kt:.Ut:Vt:.LUt"'Mt:.N I A\:lt:.N.., T MINU It:.;) JULY 26, 2005 >AGE7 Condition #23 and 25 shall be modified to state that mit1gat1on trees shall b of 36" boxed and 50% of those shall be 48" boxed. rhe motion carried on the following roll-call vote: ~YES: "OES: ~BS ENT: Arnold, Costello, Guthrie, Ferrara Dickens None ATTACHMENT 10 :=:ouncil Member Arnold moved to introduce a rdmance as follows. "AN ORDINANCE OF rHE CITY COUNCIL OF THE CITY OF OYO GRANDE AMENDING THE ZONING MAP ro DESIGNATE THE SUBJECT PROB TY AS PLANNED DEVELOPMENT 1.1 -(PD-1.1); JEVELOPMENT CODE AMEND T 05-008, INITIATED BY THE CITY OF ARROYO 3RANDE FOR PROPERTY L TED AT 1400 WEST BRANCH STREET". Mayor Pro Tern t1on earned on the following roll-call vote: vt Ferrara called for a recess at 9:40 p.m. The Council reconvened at 9 50 p.m ).d. Continued Public Hearing -Consideration of Specific Plan Amendment 03-001; Applicant -S & S Homes; Location -Southwest Corner of Courtland street and East Grand Avenue Vlayor Ferrara declared a conflict of interest due to ownership of real property located w1thm 500 :eet of the subject location, and stepped down froni the dais Mayor Pro Tern Costello took over :ls Presiding Officer. !\ss1stant Planner Foster presented the staff report and recommended the Council adopt a ~esolution amending the Berry Gardens Specific Plan to allow mixed-use development of 3ubareas 3 and 4. Staff responded to questions from Council relating to issues concerning ·ec1procal access and easements between Subareas 3 and 4; development standards for mixed Jse ·projects relating to maximum building heights, zoning, water use and cumulative water mpacts, and traffic c1rculat1on and proposed 1mprovenients \llayor Pro Tern Costello opened the public hearing and invited comments from those in the . :1ud1ence who wished to be heard on the matter ~uth Matsumoto Dea, owner of Subarea 3, stated she was not opposed to the concept of the Spec1f1c Plan. She addressed concerns with issues affecting her property related to costs she · Nould have to incur for Subarea 4 to proceed with their development. She stated she had ~uestions regarding access to utilities She stated that there was access to ut1hties from her Jroperty and asked if she could access those utilities without tearing up E. Grand Avenue. She ::ommented that she does not intend to develop her property now and asked if the Council would :1llow her to come back with a development proposal. She asked 1f a Farmer's Market would be m allowed use on her property (staff responded that it would be an allowed use with a "":nnrhtinn==il I l~A PArm1t) Jn rP.snnn~A tn ==innthPr n11P<:hnn c:t::iff rPc:nnnrl"'rl th::it thPrA wru 1lrl hi:> nn CITY COUNCIUREDEVELOPMENT AGENCY MINUTES JULY 26, 2005 PAGES bus turnout until Subarea 3 1s developed Ms. Dea reiterated her concerns with regard to issues related to the easements in the Spec1f1c Plan Amendment, as well as grading issues related to both Subareas. Jan Sanderlin, realtor, representing a potential buyer for the Dea property, asked why the City would not consider a horizontal lot lme adjustment which would have resolved the issues relating to easements and ut1ht1es John Mack, S&S Homes, acknowledged that there were three options available for the easements. He displayed elevation renderings showing a proposed project for Subarea 4 and addressed the maximum building height issue. He addressed c1rculat1on, access, and grading issues, as well as cooperative efforts S&S Homes had taken with regard to communicating and working with the adjacent property owner. He explained that they had considered, but did not support, a lot line adjustment He referred to Government Code Section 65451 regarding easements and reimbursements for easements within a Specific Plan. He stated that S&S prefers the option estabhshmg the fair market value of the easements and the improvements at the time they occur. He also requested that language be incorporated into the Spec1f1c Plan that both property-owners part1c1pate in maintaining the driveway improvements based on the shared use. Mr Mack requested that both property owners be included by reference in the proposed Resolution Further d1scuss1on ensued among Council, staff and the co-applicants regarding easements and grading issues Ms Dea agreed that she would consider negotiating a slope easement with the owners of Subarea 4. No further public comments were received and Mayor Pro Tern Costello closed the public heanng. Council Member Guthne stated there are adequate provisions to allow development of Subarea 4 and enable subsequent development of Subarea 3 He commented on the value of the easement and suggested 1t may be benef1c1al to negotiate the value of the easements when they are needed. On a maintenance agreement, he stated there should be something m place that allows Subarea 4 to recover their costs 1n the future He stated that he supported the concept of a mixed use project to include 1/3 res1dent1al, 1/3 office, and 1/3 commercial and concurred with staff on not recommending a lot line adjustment. He said there is nothing that precludes future development on Subarea 3 and supported movmg forward as proposed Council Member Dickens acknowledged the two property owners for trying to negotiate. He also acknowledged that one property wants to move forward with a plan and that they have submitted the appropnate mformat1on for consideration. He noted that it was imperative for Subarea 3 to have easement locations identified now. He felt that establishment of easement value at the time the easements were needed was most equitable for both parties. Council Member Dickens stated he was concerned with putting together a cohesive project Wlth the appropnate infrastructure to accommodate the land use. He expressed concern with water and traffic. He questioned whether this 1s the best use for available resources. He expressed concern with cumulative water use site spec1f1c and citywide He stated that the original environmental impact report 1s insuff1c1ent. In response to a question regarding the potential for phasing the project, staff responded that phasing could be accomplished to develop the commercial area first, however, another amendment of the Spec1f1c Plan would be required at a future date. Council Member Dickens stated that he could support the Amendment to the Spec1f1c Plan and noted that he would be looking closely at water and traffic issues when a project comes forward. ..,11 T vUUNvlL/f'(CUI: Vl:LUt"IVICN I A\:llCN\,, T MINU I c~ · JULY 26, 2005 :>AGE 9 '.:;ouncil Member Arnold suggested deferring the issue regarding reimbursement on easements md allowing Ms. Dea the time to negotiate the value of the slope and access easements. He :1cknowledged the d1scuss1on regarding phasing of the project; expressed concern about how ;hared parking would work, stated the City needs rental units, stated he would not support single 'am1ly detached homes in this location, suggested conditioning the project appropnately as 1t . ·elates to water availability when it comes forward; and supported the Specific Plan Amendment :1s presented. \/1ayor Pro Tern Costello supported the Spec1f1c Plan Amendment; however, he expressed ;oncem with water and traffic issues. He referred to the original 1998 environmental impact ·eport as 1t relates to projected water demand by year for the City of Arroyo Grande and stated :hat the consumption figures for 2005 were estimated too low. He stated that he would look ;arefully at these issues when a specific project comes forward =urther discussion ensued regarding the reimbursement provisions in the Spec1f1c Plan as it ·elates to securing easements and installation of mutually beneficial infrastructure improvements ::;ouncil Member Guthrie moved to approve the Spec1f1c Plan Amendment and adopt a ~esolut1on as follows: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO 3RANDE APPROVING SPECIFIC PLAN AMENDMENT 03·001; LOCATED -AT THE CORNER JF EAST GRAND AVENUE AND COURTLAND STREET; APPLIED FOR BYS & S HOMES", :1s amended to modify the Reimbursement Prov1s1on m the Specific Plan by retaining the first Jaragraph, ehmmatmg the next three paragraphs, and adding the following paragraph as follows: The parties agree to share 1n the cost of an appraisal to determine the value of the easements jesired by the owners of Subarea 3 at the time such easements are needed." Mayor Pro Tern '.:;ostello seconded, and the motion carried on the following roll-call vote: ~YES: · "OES: ~BS ENT: Guthrie, Costello, Arnold, Ferrara Dickens None V1ayor Ferrara returned to the dais :t. MAYOR TONY M. FERRARA: SENT) (1) San Luis Obispo Council o ernments/San Luis Obispo Regional Transit Authority (SLOCOG/SLORTA). No rt. (2) South San Luis Obispo County Sanita District (SSLOCSD). Reviewed study on long term capital improvements to se treatment plant based on anticipated growth by participating agencies; and share contact tank, a budgeted $2 m1lhon project (3\ Other. ThP. next meP.t1nn of the 7om~ 1 /1 A t~~kforr:e will mAAt nn A11n11~t . MINUTES SPECIALJOINT MEETING/STUDY SESSION CITY COUNCIL AND PLANNING COMMISSION TUESDAY, MAY 31, 2011 COUNCIL CHAMBERS, 215 EAST BRANCH STREET ARROYO GRANDE, CALIFORNIA ATIACHMENT 11 1. CALL TO ORDER Mayor Pro Tern Ray called the special meeting to order at 6:02 p.m. 2. ROLL CALL City Council: Planning Commission: City Staff: 3. FLAG SALUTE Council Members Joe Costello, Jim Guthrie, Tim Brown, and Mayor Pro Tern Caren Ray were present. Mayor Tony Ferrara was absent. Commissioners John Keen, Lisa Sperow, and Vice-Chair Kristen Bameich were present. Commissioner Jennifer Martin and Chair Elizabeth Ruth were absent. City Manager Steven Adams, City Attorney Tim Carmel, City Clerk Kelly Wetmore, Community Development Director Teresa McClish, and Associate Planner Ryan Foster were present. Mayor Pro Tern Ray led the Pledge of Allegiance. 4. EAST GRAND AVENUE AND COURTLAND PROJECT The purpo$e of the study session is to: 1} provide the applicant with an opportunity to present alternative concepts for development of the parcel at the southwest comer of E. Grand Avenue and Courtland Street; 2) provide an opportunity for discussion, questions, and feedback from the City Council and Planning Commission regarding issues, preferred options and feasibility of other development concepts; and 3) allow the public to ask questions and provide comments. Carol Florence, representing Nick Tompkins, provided introductory comments. Nick Tompkins, applicant, provided an overview of development efforts to date regarding the parcels on E. Grand Avenue and Courtland Street with public outreach and tenant searches; provided a history of the Courtland Place project dating back to 2007; commented on -the state of the local commercial real estate market; reviewed previously proposed site plans; and then presented five new alternative site plans. Mr. Tompkins then responded to questions from the Planning Commission and City Council members. Mayor Pro Tern Ray invited members of the public to ask questions or provide comments on the material presented. · The following members of the public spoke: Richard Duffin, Newport Avenue; Debbie Collins, Santa Maria; Aaron Henkel, S. Alpine; Del Clegg, Cookie Crock Warehouse Manager; and Benadine Duffin, Newport Avenue. Minutes of City Council Special Meeting May10, 2011 Page2 Commissioner Bameich provided the following comments: Liked Michael's and Fresh Market alternatives; Did not believe there was a duplication of uses; Does not favor a bank in the alternatives; Couid accept one drive-thru use; Likes the loading dock area; Church use is ok, but seems a waste of prime commercial space; Noted that a future .landscape plan would address open space issue. Commissioner Keen provided the following comments: Likes Michael's and Fresh Market; Expressed concern about Walgreens drug store; opposes drive-thru's; Likes truck access and dock; . Opposes a church at this location; property is located at City's gateway and is prime commercial space. Commissioner Sperow provided the following comments: Referred to nearby residents and would like more input from them; Likes Michael's; acknowledged that Fresh Market is different; Troubled by two proposed drive-thru's; Proposals show promise. Mayor Pro Tern Ray provided the following comments: Agreed with most of Commissioner Bameich's comments; Referred to E. Grand Avenue Enhancement Plan; Alternatives presented did not appear to be bike or pedestrian oriented; Concerned with two drive-thru's; could accept one drive-thru; Does not believe there is a duplication of uses; Does not like a drug store with a drive-thru; Complimented truck access redesign; Concerned about mass/scale of rear building; encouraged fayade to make it look like two buildings; Does not support a church at this location; Acknowledged that public improvements and traffic circulation will need to be addressed when a specific project application comes forward. Council Member Brown provided the following comments: Acknowledged the site was previously two separate property owners/parcels which made proposed development challenging; Referred to E. Grand Avenue as it relates to truck traffic and stated he does not want to modify the existing medians; Believes there is some duplication of uses and some amount of sales tax transfer; Concerns regarding drive-thru's and truck circulation will be key issues; Acknowledged staff for Engineering peer review study previously conducted. . . Council Member Costello provided the following comments: Noted that grocery stores/markets are not typically pedestrian friendly uses; Commented on green space issues; Stated that the back building should be two smaller buildings; one building is too big; Minutes of City Council Special Meeting May10, 2011 Page3 Must be careful on design for truck access as it relates to wall separating the commercial and residential uses; Does not support two drive-thru's; other issues regarding traffic and truck circulation are not going away. Council Member Guthrie provided the following comments: In response to public comment regarding a hotel' on the site, this is a poor location as hotels like to locate in a resort area or next to industrial uses; Does not support a church at this location as this is prime commercial land; Does not support drive-thru, although placement behind buildings is better than the front; believes there is a conflict in the site plan with the truck access and the drugstore; -Acknowledged that the Chase Bank without drive-up A TM is successful in other locations; Concern about size of trucks making deliveries to the Market; likes the access through the back; Suggested that there are ways to address the mass/scale of the back building. such as offsetting two buildings; Stated number one concern as the big trucks on Courtland and the wall separating the commercial use from the residential use; Hesitant to base decisions on proposed tenant(s); Noted that most business plans include locating next to similar uses; Commented that if building to accommodate big trucks, then City needs to address standards Citywide; Not opposed to drugstore or bank; tenant mix is ok; Alter drive-thru's radically. Mr. Tompkins briefly responded to the issue of breaking up the large building and suggested that a deed restriction could address that issue. There was also brief discussion regarding the likelihood of a proposed Police Station on the site and it was noted that the Council would be conducting a Joint Meeting with Graver Beach City Council within the next month to discuss related issues. Council/Commission comments concluded and Mayor Pro Tern Ray thanked everyone who attended and participated in the study session. 5. ADJOURNMENT: Mayor Pro T m Ray adjourned the special meeting at 8:00 p.m. in honor and memory of former Council Mem er Thomas Runels, who passed away on Sunday, May 29, ~011. ATTEST: ~~ · Kel~ity Clerk (Approved at CC Mtg fp [Pl/ 10 I( ) MEMORANDUM TO: CITY COUNCIL FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: SUPPLEMENTAL INFORMATION AGENDA ITEM 11.b. – JULY 8, 2014 CITY COUNCIL MEETING PRE-APPLICATION NO. 14-001; SPECIFIC PLAN DESIGNATION, GENERAL PLAN AMENDMENT, DEVELOPMENT CODE AMENDMENT AND TENTATIVE TRACT MAP; LOCATION – TRAFFIC WAY AND EAST CHERRY AVENUE; APPLICANT – MANGANO HOMES, INC. DATE: JULY 8, 2014 Attached is a letter submitted on July 8, 2014 from representatives of the Arroyo Grande Valley Japanese Welfare Association regarding the proposed Pre-Application. cc: City Attorney City Manager City Clerk Public Review Binder