PC Minutes 2008-09-021
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ANNOUNCEMENTS: None.
MINUTES
PLANNING COMMISSION
SEPTEMBER 2, 2008
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, Ruth and Tait;
Commissioner Keen was absent. Staff members in attendance were Community
Development Director, Rob Strong, Associate Planners, Ryan Foster and Jim Bergman,
Planning Intern, Ernesto Diaz and Public Works Engineer, Victor Devens.
AGENDA REVIEW: No changes requested.
APPROVAL OF MINUTES: Minutes of August 19, 2008 were approved with the
following requested changes:
• Page 2, second bullet, under Commissioner Ruth's comment should state,
"...she prefers the existing gray monument background and but 15" letters... ".
• Page 2, 8 bullet, under Commissioner Barneich's comment, first sentence
should state, "she thought the current letters were internally lit, not backlit."
• Page 4, Item VI, last sentence on the page, change to state, "Commissioner
Barneich suggested that progress on the changes should be reported in the
"Stagecoach Express" as a way to inform all residents.
Chair Ray made the motion, seconded by Commissioner Barneich; the motion passed
on a 4/0 voice vote, Commissioner Keen being absent.
A. ORAL COMMUNICATIONS: None.
B. WRITTEN COMMUNICATIONS AFTER AGENDA PREPARATION: None.
II. PUBLIC HEARING ITEMS:
A. CONDITIONAL USE PERMIT CASE NO. 08 -002; APPLICANT — VCA
HOSPITAL; LOCATION — 205 EL CAMINO REAL (Continued from August 19,
2008 meeting.)
Associate Planner, Ryan Foster, presented the staff report for consideration of an
application to construct a new 7,656 square -foot veterinary clinic on a 25,000 square -
foot lot in the Highway Mixed -Use (HMU) zoning district. Mr. Foster explained that one
of the conditions of approval in the Resolution states that there is a deed restriction on
the project site for affordable housing (a People's Self Help Housing project) that must
be transferred to another suitable site before a building permit can be issued for the
project. Mr. Foster then discussed the highlights of his staff report and in closing stated
that staff recommends that the Planning Commission adopt the Resolution and approve
the Conditional Use Permit with the Conditions of Approval.
Staff then answered Commission questions regarding the parking (including the offsite
parking requirements); the drainage; the composition of the bioswale; the final treatment
PLANNING COMMISSION
MINUTES
SEPTEMBER 2, 2008
of the water runoff from the site before its discharge into a drop inlet; the pet canine
park; the interim erosion control plan; condition #51 — Potable Water; what will happen
to the existing building; Phase II (second floor) and it's effect on parking; construction
clean up of sidewalks and water saving measures; condition #53 /retrofitting and water
saving measures.
Chair Ray opened the public hearing for public comment.
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Mike Peachy, M.W. Architects, then answered Commission questions:
• The voluntary effort to integrate sustainable ideas with the grading, drainage and
use of porous paving will be confirmed when we have the soils report.
• He is not aware of what the future plans are for the existing VCA; reuse or
recycling is a good idea.
• The second story is intended to be all accessory use; having a residence for an
on site 24 -hour care person has been discussed, but is not the primary goal at
this time.
• All pets in the pet area will be on leash.
• After review by Higgins, Traffic Engineers, it was determined that 15 parking
spaces would be required.
• Including a condition of approval to monitor the parking is fine; if the use of the
second floor changes we can come back for further review.
In reply to Commissioner Barneich's questions, Mr. Peachy stated the pet area could be
depressed 12 -18" to provide water detention; most of the landscape will be a bioswale;
the water will filter through the landscaping and flow around both sides of the building
and to the lowest part of the site, then into the drop inlet.
In reply to questions from Commissioner Tait, Mr. Peachy explained that the increase in
pervious surfaces was acquired due to the difference in amount of landscape; this
building should easily acquire green building certification.
Chuck Fellows, 202 Canyon Way, asked about the motel sign and if there were any
plans to use it. Mr. Foster stated all the signs for this project have been approved and
will be incorporated onto the face of the building.
Chair Ray closed the public hearing for public comment.
Commission comments:
Tait:
• He is happy that the VCA is staying in the City.
• The bike rack is a good idea.
• He likes the idea that the feline and canine have separate waiting areas.
• He is glad that Leed certification for green building is being sought for the project.
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SEPTEMBER 2, 2008
Barneich:
• She appreciates the many good things on the project such as the porous paving,
the bioswale, the "real" street trees (a good species) in the sidewalks.
• At first look the building looked imposing, but after viewing the model and with
the addition of the landscaping and building details it appears a lot less massive.
• The extra seven parking spaces are not necessary; the parking can be monitored
with a look back provision; they should not have to look for offsite parking at this
time.
• The Redwood trees are a huge asset to the project; she would like to make sure
they are watered. She suggested the applicant talk to the neighbor to arrange for
them to be spinklered.
• She would like to see the pet area depressed if it's not too difficult — maybe 12 ".
Ray:
• This is a vastly different project from the original one and is much better.
• A condition of approval should be included to require a look back provision on the
parking; if VCA does need to add living space on the second story parking should
not be an issue.
In reply to a concern from Commissioner Barniech, Mr. Devens explained that clean up
of sidewalks could be done by sweeping rather than using water.
In reply to a question from Commissioner Tait, Mr. Devens explained that regarding
using the pet area for a detention basin it is not a requirement and if it became
inundated with water it would be unusable; Director Strong said he has a concern with
depressing the area to a depth of 12 "; it is important to stay as is due to the Redwoods
having shallow roots; final engineering will answer this concern.
Commissioner Barneich made a motion, seconded by Chair Ray to approve Conditional
Use Permit Case No. 08 -002 with the following modifications:
• Delete Special Condition No. 6 regarding offsite parking and add a Condition of
Approval to restrict the second story to an accessory use and have a look back
provision on the parking.
• The Redwood trees on site are to be watered twice a week until the irrigation is in
place.
and adopt:
RESOLUTION NO. 08 -2069
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE, APPROVING CONDITIONAL USE PERMIT CASE
NO. 08 -002, APPLIED FOR BY DR. STEVEN PAULICK, LOCATED AT
205 EL CAMINO REAL
The motion was approved by the following roll call vote:
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PLANNING COMMISSION
MINUTES
SEPTEMBER 2, 2008
AYES: Commissioners Barneich, Ray, Ruth and Tait
NOES: None
ABSENT: Commissioner Keen
the foregoing Resolution was adopted this 2 day of September 2008.
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At this time Director Strong introduced Planning Intern, Ernesto Diaz, who was to
become a paid part-time employee for the Department rather than a volunteer.
B. TENTATIVE PARCEL MAP CASE NO. 08 -004 & PLANNED UNIT
DEVELOPMENT CASE NO. 08 -002; APPLICANT — PRUETT FAMILY TRUST;
LOCATION — 127 NELSON & 138 SHORT STREET
Planning Intern, Ernesto Diaz, presented the staff report for consideration of an
application to divide an existing 13,263 sq. ft. parcel into four (4) individual lots and to
construct two (2) additional residential structures adjoining the two (2) existing houses.
In conclusion, Mr. Diaz stated that staff recommends the Planning Commission approve
the Tentative Parcel Map and Planned Unit Development and adopt the Resolution.
Staff answered questions regarding Commissioner Tait's concerns on not requiring on-
site water retention, encouraging lawns and conflict on findings No. 4 and 7 and COA
No. 39, explaining that infiltration would not work well on this site and that the lawns are
minimal and located in private living space (for children and pets); COA #39 was
incorrect and COA #21 would be deleted due to the new Council direction.
In reply to a question from Chair Ray, Director Strong explained why staff considers the
request to waive undergrounding reasonable and why in -lieu fees would be acceptable
for the two new houses proposed for the interior of the site.
Chair Ray opened the public hearing for public comment.
Mark Vasquez, Architect, described the premise of the design for this mixed use
property within the Village area and stated that their intent is to have a transition
between the existing properties and the tall building behind. Mr. Vasquez then
addressed some of the Commission's concerns and questions:
• Regarding on -site water retention, the soil at this site will not absorb water very
quickly so the intent is to first direct water across the property then out to the
Creek; COA No. 7 requires replacing the drop inlet on the street (water would be
filtered before entering the creek); .
• Per mixed use the design could have been larger and higher; building coverage
is at 55% for the entire site leaving 45% open space; the FAR of the structures at
33% could have also gone higher.
• There is some step back on the second story (building No. 3) to give articulation
on the front side of building and to keep the height down and at the same time
break up the vertical element.
• Privacy was considered very strongly in this design.
• The 20 -foot wide driveway is per Fire Department requirements.
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PLANNING COMMISSION
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SEPTEMBER 2, 2008
PAGE 5
Commissioner Barneich stated concern that on the rendering the structures look
imposing and suggested a different design with a different roof line might help. Mr.
Vasquez explained that to achieve that style of a roof line the structure would have to
get taller and would not fit in with the existing structures and may be even more
imposing.
Commissioner Barneich expressed her dislike of the parking configuration and that it
appeared apartment like; to improve this she suggested that the two guest parking
spaces be removed. The rear parking spaces could be reconfigured if the storage shed
were to be moved. Mr. Vasquez agreed that the two guest spaces could be removed,
but explained why reconfiguration of the rear parking would not work.
Chair Ray asked if the windows facing the two guest parking spaces could be screened.
Mr. Vasquez explained that this would have to be cleared with the Fire Chief as there
was not much room to do this, but some of the landscaping could be directed to do this.
In reply to a question from Commissioner Ruth, Mr. Vasquez explained that the guest
spaces are a requirement for this type of development.
Mr. Vasquez then entered into a discussion with Commissioner Barneich and Chair Ray
regarding the guest parking and how the on site parking could be reconfigured. In
conclusion, Mr. Vasquez agreed that they could remove the two guest parking spaces
and replace with landscaping, leaving the flexibility to have it revert to parking in the
future if needed.
Nancy Underwood, 142 Short Street (corner of Nelson Street and Short Street), stated
the following concerns:
• Would developing these small Tots in this area of the Village have an impact or be
precedent setting for the future?
• The turning radius /circulation appears to be too tight by unit 2 and 3, and asked if
parking would be allowed in front of the garages?
• She is not in favor of putting in a sidewalk on the west side of Short Street
(condition No. 9).
• She requested that the Jasmine vine, included on the proposed landscaping
plan, be replaced with another vine as she is allergic to Jasmine and also asked
who would be responsible to maintain the landscaping in the common areas.
Mr. Bergman replied:
• Use of the four parking spaces can be stipulated in a parking & maintenance
agreement and clarified for future use.
• The turning and exiting from Unit 2 has been verified with a study.
• Parking in front of garage doors can be stipulated as a fire lane or through the
driveway maintenance agreement and recorded.
• Sidewalks on the west side of Short Street can be included in the COA.
• Completion of landscaping is a requirement prior to occupancy of the building.
• If the Jasmine plant is a concern this can be replaced with another vine.
PLANNING COMMISSION
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SEPTEMBER 2, 2008
PAGE 6
• The maintenance of the common landscape can be addressed in a maintenance
agreement.
Chuck Fellows commented again:
• The project is a good one and it's a good idea to reuse the existing houses; he
appreciates that part of project.
• The small lots are fine — especially as infill; people can walk to town.
• He had been against mixed use in this part of the Village and stated that we need
to make any project that goes in here respectable to the neighbors.
• He agreed with Commissioner Barneich that the parking is very apartment like
with four parked cars and he would like to see at least the two guest parking
spaces removed (to the street) and replaced with landscaping; he would also like
to see the other two in a garage ( ?)
• With cost of gas being so high families are moving away from two and three cars
so it would be acceptable to reduce the parking spaces.
Chair Ray closed the public hearing for public comment.
Commission comments:
Tait:
• Had the ARC's concerns regarding a different species of tree been addressed?
• After listening to Mr. Vasquez's explanation of the design he no longer believes
the structures will be as imposing as they appeared on the renderings.
• He appreciates all the considerations that have been included in this project.
• He agrees with Commissioner Barneich regarding the four parking spaces; he
can approve of removing the two guest spaces and improving the landscaping
and the visual from the street.
• This is a nice project for the area.
In reply to a question from Commissioner Barneich, Mr. Vasquez stated that the Smoke
trees were chosen for their scale and soft look to fit the historic area and for the fact that
they would not impact the driveways in the future. Ms. Barneich said this Smoke tree
has been called a shrub tree and she would like to make sure that the trees were going
to provide what is expected of them. Mr. Vasquez replied that he would discuss this
concern with the landscape architect.
Barneich:
• She likes the project and the idea that this is infill; she appreciates the smaller
houses and hopes that they will be more affordable.
• She would like to see the two guest parking spaces removed and replaced with
landscaping and have two parking spaces where the garden shed is or just place
the two spaces further back.
Ruth:
• There is need to clarify the sidewalk requirement for Short Street.
• The landscape and driveway maintenance agreement needs to be formalized
PLANNING COMMISSION
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SEPTEMBER 2, 2008
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• The parking is an issue and looks institutional; she is in favor of getting rid of the
two guest parking spaces.
• She also thought, at first, that the structures looked imposing from the
renderings, but after a site visit she saw how it all fitted in and thought it was a
very ingenious use of space.
Ray:
• She is completely in favor of granting the in -lieu fee for the undergrounding.
• The common use of the driveway and parking spaces should be stipulated
(marked as a fire lane or have it stipulated "no parking allowed in front of the
garages ").
At this time there was further Commission discussion on the parking circulation, with Mr.
Vasquez explaining that after doing a turning radius study the present design is what
evolved to be the best scenario.
Chair Ray continued:
• If the vision for the future is that the front development will be Commercial, the
front two parking spaces could be eliminated to soften it up, but no structures
should be allowed so as to provide parking in the future if necessary.
• The Nelson Street/Short Street sidewalks should be clearly spelled out.
• She would like to see some sort of screening in front of the window to provide
screening from the parking as stated earlier.
Chair Ray made a motion, seconded by Commissioner Ruth to approve the Tentative
Parcel Map Case No. 08 -004 and Planned Unit Development 08 -002 with the following
modifications:
• Grant the request for the in -lieu fee for the undergrounding.
• The driveway and common maintenance agreement should be stipulated to
clarify where parking will be allowed.
• The sidewalk should be required on Nelson Street only - not on Short Street
• The two front guest parking spaces should be eliminated and replaced with
landscaping and no structures allowed on these spaces.
• Delete COA #39.
and adopt:
RESOLUTION NO. 08 -2070
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP CASE NO.
08 -004 AND PLANNED UNIT DEVELOPMENT 08 -002; APN 007 - 491 -036;
APPLIED FOR BY THE PRUETT FAMILY TRUST
The motion was adopted by the following roll call vote:
AYES: Chair Ray, Commissioners Ruth and Tait
NOES: Commissioner Barneich
ABSENT: Commissioner Keen
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PLANNING COMMISSION
MINUTES
SEPTEMBER 2, 2008
the foregoing Resolution was adopted this 2nd day of September 2008.
III. NON - PUBLIC HEARING ITEMS: None.
IV. REFERRAL ITEMS FOR COMMISSION ACTION/
NOTICES OF ADMINISTRATIVE DECISIONS: SINCE APRIL 15, 2008:
The Commission had no concerns with the Administrative Item.
V. DISCUSSION ITEMS: None.
VI. PLANNING COMMISSION ITEMS AND COMMENTS:
Chair Ray stated she had received further complaints about the redesigned driveways
on Rancho Parkway and suggested that public information to clarify why the changes
had been made should be submitted to the "Stage Coach" newsletter as suggested by
Commissioner Barneich.
VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP:
None.
VIII. ADJOURNMENT:
The meeting was adjourned at 8:35 p.m. on a motion by Chair Ray, seconded by
Commissioner Tait.
ATTEST:
CCre3
CAREN RAY,` HAIR
LYN REARDON- SMITH,
SECRETARY TO THE COMMISSION
AS TO CONTENT;.
ROB TRONG,
COMMUNITY DEVELO MENT DIRECTOR
(Minutes approved at the PC meeting of September 16, 2008)
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