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PC Minutes 2010-02-16MINUTES PLANNING COMMISSION FEBRUARY 16, 2010 6:00 P.M. CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Chair Ray presiding; also present were Commissioners Barneich, Brown, Keen and Ruth. Staff members in attendance were Community Development Director Teresa McClish, Planning Manager Jim Bergman, Planning Intern Darryl Mimick, Assistant City Engineer Mike Linn, and Recreation and Maintenance Services Director Doug Perrin. ANNOUNCEMENTS: None AGENDA REVIEW: None APPROVAL OF MINUTES: Chair Brown made a motion, seconded by Commissioner Keen, to approve the minutes of February 2, 2010, with the following modifications: • Pg. 3, second paragraph, delete wording: "Commissioner Ruth stated her support for Option B (ag -big), but need to work out ..." • Pg. 3, sixth paragraph, delete word: "Commissioner Barneich, referring to Finding No. 2, to supports concept ..." The motion was approved by a 4/0 voice vote; Chair Ray abstaining due to absence at that meeting. I. A. ORAL COMMUNICATIONS: None B. WRITTEN COMMUNICATIONS AFTER AGENDA PREPARATION: 1. A letter received on February 16, 2010 from Patsy and Carl Daniel regarding Item II. A. Development Agreement Case No. 09 -002 Concerns & Suggestions (Recreation Center) II. PUBLIC HEARING ITEMS: A. DEVELOPMENT AGREEMENT CASE NO. 09 -002; APPLICANT - FIVE CITIES COMMUNITY SERVICE FOUNDATION; LOCATION — WEST BRANCH STREET AND OLD RANCH ROAD. Planning Manager Jim Bergman presented the staff report for proposed construction of a new recreation center. He clarified conditions of approval #7, #9 and #28, details on the 13 future parking spaces, and bike access. Commission questions /comments of staff included the intended purpose of the Recreation Center (pickup games vs. organized leagues and tournaments); the necessity of the Brisco interchange being approved and funded before the project can go forward; bus parking availability; parking requirements in general; increased setbacks due to the height limit of the building; condition of approval #17 regarding runoff level limitations; "sensitive receptor" definition (which usually refers to young children or seniors); labeling of storm drain inlets; lack of self- sufficiency of other Recreation Centers (as discussed in Mr. Peltzman's letter); and contingency of project based on new or modified Brisco /Halcyon interchange solutions. PLANNING COMMISSION MINUTES FEBRUARY 16, 2010 Chair Ray opened the meeting for public comments: PAGE 2 Allan Buck, Project Manager for Five Cities Community Service Foundation, further described and spoke in support of the project. He discussed the project cost and funding, the conception of the project idea, and the history of work already accomplished. The four basketball courts can be broken down into six volleyball or two futsal courts, in addition to other uses. He presented an overview PowerPoint presentation (on file at Community Development Department). Warren Hamrick, Hamrick Associates principal architect, spoke in support of the project and presented a PowerPoint presentation focusing on site planning issues (on file at Community Development Department). Craig Bouck, spoke in support of the project and presented a PowerPoint presentation (on file at Community Development Department). He discussed regular and bus parking and circulation, building location, connectivity to the Women's Center, floor plans, uses, signage, and project renderings. Representatives answered numerous detailed commissioner questions regarding regular and bus parking, onsite classes, building height relative to lot elevation, fill balance on the lot, green build ideas, economic sustainability, use by the community vs. out -of- towners, the reason for the lack of showers, the City's ability to contract for things it feels is important, First Aid /CPR training room location, staffing, efforts to sign up contracted building users ahead of opening; the climbing wall; the upstairs walking track, the Branch Street sidewalk and traffic issues, how a larger building could be allowed on this site; landscaping, and size of parking slots. There was a ten - minute break at 7:50 p.m. Donald Audet, 317 Old Ranch Road, expressed concerns about things that were promised about the project that aren't being done. Jim Battersby, 146 Naomi (Pismo Beach), spoke in support of the project, noting positive outcomes in Oakland, YMCA administrative and facility needs in the South County, and Special Olympics needs. This will be asset to the community. Ryan Angle, 390 Distant Oaks Drive, Five Cities Youth Basketball Association President, spoke in support of the project, detailing the existing conditions and need for better facilities. He agreed it would be an economic asset to the community. Vard Ikeda, 1276 Branch Mill Road, Five Cities Community Service Foundation Boardmember, spoke in support of the project, stating he wanted to leave a legacy to the community for future generations. Vincent Bozanich, 362 Old Ranch Road, expressed concern. He wasn't opposed to any project, but to an outside - managed project. A tournament -based facility wouldn't allow PLANNING COMMISSION MINUTES FEBRUARY 16, 2010 PAGE 3 enough time for community kids to use it on weekends; and out -of- towners may bring problems by parking motor homes overnight on streets and in parking lots. Ed Clerkin, 321 Old Ranch Road, expressed concern. He's not opposed to the project, but to the traffic problems it would generate on West Branch Street. The Brisco interchange needs to be completed before this project is built. Overnight parking needs to be addressed. The added people coming to the site will impact neighbors. Mike Miner, 383 Palomar (Shell Beach), Five Cities Community Service Foundation Boardmember, spoke in support of the project. In response to neighborhood concerns, their concept is to use revenue from outside the community to provide services for local children; traffic will be mitigated with the Brisco Interchange; and overnight parking is a matter of policing existing City ordinances. Pamela Hurd, 361 Old Ranch Road, expressed concerns. The number of people coming on weekends will be a huge impact. The metal building is industrial and doesn't fit. By having a for - profit group run it, it ceases to be a neighborhood community center. Revenues from visitors may not be as high as projected (mostly kids going out for food). It should have been smaller. The 13 parking spaces uphill will cause light pollution and /or be hard to police. Keep as many trees as possible. Mary Moory, 350 Old Ranch Road, expressed concerns about the project. They need lights on the left side of the street. West Branch needs to be paved. She's concerned about the traffic and noise, especially late at night. It was first advertised as for kids and community, but now it's for - profit. It would be better by the high school; and she'd rather have City Hall at this location. Chair Ray closed public comments. Commission comments: Barneich • She expected parking to go in back, but understands wanting to tuck the building into the site to protect the neighbors' views. • Other than the Melaleuca tree, the parking lot plan is pretty good. • In regards to kids waiting around the site, her children show up 10 -15 minutes before start time and leave when the game is over. • It's important that the closing time be specified at 10pm. • Parking solution alternatives need to be available for residents. • This will be a good thing in general for the community, and she commends the foundation for all their non - profit work over the years. • She'd prefer the City to run the center, but if a for - profit group does, local kids will still benefit (and the City can't afford to run it at this point). • Landscaping and parking issues need to be worked out, so that it's not a nuisance to the neighbors. • She struggled with the tower sign — if anything, it needs to be shorter. • There is a ton of landscaping and trees. Mr. Foote has done a really good job. PLANNING COMMISSION MINUTES FEBRUARY 16, 2010 PAGE 4 Keen • Residential lots at the top will be built on someday and that will help be a buffer for current residents. • The City has existing policies to prevent overnight RV parking. • He described the Brisco interchange plan in detail, noting that traffic will be improved with much more than the hook ramps as shown on plans. • He's generally in favor of the project. • Elevation thing that discussing earlier. Staff report, pg 9 of 12, trying to figure out if above grade of average of lot 16.48.030 • In regards to the metal roof, if it's galvanized, it should be reviewed by ARC. Colored metal would probably be okay. • He would not vote for the water tower sign, because it's too tall. • He's recommends they use LED lighting for the parking lot. Brown • He agreed with much of what Commissioner Keen said, including the water tower sign. • There are things that can be done in terms of traffic later in the neighborhood. • This project can't be built until the overpass is completed (not just funded). • He's concerned that with a private entity running it, the fees may be too high for many middle -class families. He also understands the City not wanting to run a deficit on it. If the private vendor runs a deficit, will the City have to pay their bill? • He's in favor of the project with the above reservations. • He's in favor of the 13 parking spots at the top of the hill due to circulation, emergency access and safety issues. Ruth • The Breckinridge, Colorado Recreation Center has a rock climbing wall in their lobby and it seems to work just fine. • Parking slot spaces are getting smaller as cars get bigger. • Her family spends most weekends at tournaments for swimming, but she knows other families that struggle for volleyball and basketball. If they're going to build something, it needs to be built so for tournaments to make it sustainable. • She likes the architecture and tower, but was concerned the tower might be the site of high school hi- jinks. • She supports the project in general, but expressed strong concern about the traffic impact on neighboring homes. It's sited well, so it won't affect views, but lights and noise need to be provided for. Also, good signage needs to be in place so drivers won't miss it and go up Old Ranch Road. • None of this can happen until the Brisco interchange is fixed. • Even if the City ran the Center, it would to be for profit. An outside expert with profit experience would be better, so long as the City has firm controls that work well for the community. Chair Ray • At the Abel Maldonado Recreation Center in Santa Maria, there are 16 people on staff every day, so she didn't feel it could be run with only 3 people (as described). PLANNING COMMISSION MINUTES FEBRUARY 16, 2010 PAGE 5 • There needs to be a defibrillator onsite, as well as certificated people in First Aid /CPR. • She's concerned about the climbing wall, limited staff training and liability issues. • The tower sign needs to be removed from the plans, because she doesn't like it and it's unnecessary. • She was concerned about the 13 extra parking spaces, but felt the safety issue was most important. • Although the metal construction doesn't match adjacent homes, it relates to the Farm Supply building and makes sense in the context of the region. • She supports the center being run by a for - profit group to generate tourism tax dollars (which is how roads get built). Local kids will still benefit from having the center and be able to play in one form or another. Chair Ray made a motion, seconded by Commissioner Brown, and unanimously carried to approve Development Agreement Case No. 09 -002; located at the corner of West Branch Street and Old Ranch Road; with the following modifications: • Conditions 7, 9 and 28 shall be revised as suggested by staff. • Eliminate the water tower sign. • As staff recommended, add the extra 13 parking spaces at the back of the property and appropriate driveway to allow for better emergency access. • Add additional street level signage to minimize the chance of people missing the building and driving up Old Ranch Road. Discussion: In response to Commissioner Barneich, Chair Ray stated that instead of starting with on- street parking passes for residents, it can be dealt with as the need arises. After discussion, Chair Ray did add (and Chair Brown supported) the following additional modifications: • The metal roof shall be reviewed by ARC before issuance of a building permit. • The applicant shall consider the possibility of the Branch Street sidewalk being relocated away from the street when the designs are finalized after decision on use of the hook ramps. • The trees to be removed shall be tagged ; and Commissioner Barneich and the City Arborist shall be consulted on the necessity for their removal. • Remove unnecessary wording about carwash facilities, and adopt RESOLUTION NO. 10 -2100 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND ADOPT AN ORDINANCE APPROVING DEVELOPMENT AGREEMENT 09- 002; LOCATED AT THE CORNER OF WEST BRANCH STREET AND OLD RANCH ROAD; APPLIED FOR BY THE FIVE CITIES COMMUNITY SERVICES FOUNDATION The motion was approved by the following roll call vote: PLANNING COMMISSION MINUTES FEBRUARY 16, 2010 AYES: Chair Ray, Brown, Barneich, Keen and Ruth NOES: None ABSENT: None the foregoing Resolution was adopted this 16 day of February 2010. Mr. Engel announced that on Sunday, February 28, there will be a basketball tournament at Arroyo Grande High School with local kids playing championship games from 10am -3pm and the public is welcome to come enjoy the games. III. NON - PUBLIC HEARING ITEM: None. IV. REFERRAL ITEMS FOR COMMISSION ACTION /NOTICES OF ADMINISTRATIVE DECISIONS SINCE FEBRUARY 2, 2010: None V. DISCUSSION ITEMS: None VI. PLANNING COMMISSION ITEMS AND COMMENTS: None VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: Ms. McClish reported that there is a pavement project planned for West Branch Street which will start this spring. The agenda reference to a "subcommittee report on the administrative draft Existing Settings Report" was inadvertently left over on the agenda from last time. Chair Ray declined appointment to the subcommittee, so it still includes Commissioners Brown and Keen. VIII. ADJOURNMENT: The meeting was adjourned at 9:10 p.m. ATTEST: a KATHY M ' ' OZA FOR D SECRETARY TO THE COM ' SSION AS TO CONTENT: c o T ESA McCLISH COMMUNITY DEVELOPMENT DIRECTOR (Approved at the March 3, 2010 meeting) PAGE 6 IE WEICHINGER CAREN ' ^N* HAIR 1 1 1