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PC Minutes 2007-12-04Y 1 1 CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Chair Ray presiding; also present were Commissioners Barneich, Keen, Marshall, and Tait. Staff members in attendance were Community Development Director, Rob Strong, Associate Planner, Ryan Foster, Assistant Planner, Jim Bergman and Public Works Engineer, Victor Devens. ANNOUNCEMENTS: None. AGENDA REVIEW: No changes. A. ORAL COMMUNICATIONS: None. MINUTES PLANNING COMMISSION DECEMBER 4, 2007 6:00 P.M. APPROVAL OF MINUTES: Commissioner Marshall made a motion, seconded by Commissioner Barneich, to approve the minutes of November 20, 2007, with one correction: Page 2, first bullet, under Commissioner Barneich's comments, end of the first sentence add the words "be removed ". The motion was approved on a 5/0 voice vote. B. WRITTEN COMMUNICATIONS AFTER AGENDA PREPARATION: Request for Commission review of Administrative Item: ARCH 07 -003, Oak Park Plaza, 590 W. Branch Street; applicant's proposal for minor architectural changes, including metal roof covering and beam repair. II. PUBLIC HEARING ITEMS: A. AMENDED CONDITIONAL USE PERMIT CASE NO. 07 -001; APPLICANT — BRINKER INTERNATIONAL (CHILI'S RESTAURANT); LOCATION — 991 RANCHO PARKWAY Assistant Planner, Jim Bergman, presented the staff report for consideration of a proposal to allow the use of an existing 540 square foot patio area for restaurant seating, in conjunction with the previously approved 6,248 sq. ft. Chili's Restaurant. Mr. Bergman stated that the new floor plan for the restaurant included an additional 36 seats at six tables; parking spaces for the project would remain unchanged from the previously approved project; staff added a condition to require removal of a fence in the landscaping area between Trader Joes and Chili's in order to fully utilize the shared parking design of the center; when Council reviewed the Amended Conditional Use Permit for Pad "I" in July 2007, it was determined that building 1 -2 would be for professional office use and 5,500 square feet of retail space in Pad "I" would be transferred to Phase I (on the other side of Rancho Parkway) to ensure adequate parking in the future. In conclusion, Mr. Bergman stated that staff recommends the Planning Commission adopt a resolution recommending the City Council approve Amended Conditional Use Permit 07 -001. PLANNING COMMISSION MINUTES DECEMBER 4, 2007 PAGE 2 Commissioner Barneich commented that she would prefer the fence between Trader Joes and Chili's to remain as a split fence with two paths going through to provide access for pedestrians. Commission questions: Tait: • The site plan shows 68 parking spaces - the staff report states 62 parking spaces, why the difference? Mr. Bergman: The 62 parking spaces in the staff report is the correct number. • Was the Plexiglas on the outdoor patio for noise suppression and will it remain? Mr. Bergman: The applicant will be able to answer this. • Will the addition of the 36 seats in the restaurant affect an increase level of service with reference to the parking study and will the parking be adequate with the Council recommended changes. Mr. Bergman: The parking study and traffic study that was done did include this restaurant (Chili's) and it was determined that there would be adequate parking and circulation for that area. Marshall: • He would like to see the pedestrian connection between Trader Joes and the restaurant be included (if it is not already) in the circulation /pedestrian plan for the whole of Phase II, which was previously discussed by the Commission. Mr. Strong: The intent is to have all the parking shared. The wire fence that is separating Trader Joe's from the restaurant was not on the approved site plan and therefore is conditioned to be removed; however, there could still be a pedestrian connection from Trader Joe's walkway down to Chili's. Ray: • She would like to see a pedestrian connection between A.G. Edwards and Chili's (a defined crosswalk with sidewalk connection). Mr. Strong: This should be referred to the Traffic Commission for consideration and could also be included as a condition of approval for Chili's. After further discussion, it was concluded that the Commission had specifically asked that a crosswalk from A.G. Edwards be included in Pad "I ", Phase I, pedestrian circulation plan and also intended that there be more connections provided between the buildings and public streets. Mr. Strong stated that the details of the pedestrian plan could be further discussed when the construction drawings for Pad "I" multiple buildings are presented and staff will make a note that it is the intent of the Commission to have these pedestrian connections. Chair Ray opened the Public Hearing for public comment. Robert Montgomery, representative for Chili's from Brinker International, explained why they had decided to include the patio area for restaurant seating and stated that Chili's would be willing to remove the fence and would consult with Investec on this; they would also be in agreement with the pedestrian access and it would be a good idea to include it in the future development of the site. 1 PLANNING COMMISSION MINUTES DECEMBER 4, 2007 Tait: PAGE 3 • Asked Mr. Montgomery to confirm the amount of parking spaces. Mr. Montgomery stated that there were 62 parking spaces. • Is the Plexiglas on the patio for noise or breezes? Mr. Montgomery stated it's glass and it is for protection of the ocean breezes and overhead heaters will be installed. Keen: • Is the equipment building being rebuilt as it shows on the drawings? Mr. Montgomery: They have more need for the equipment room in order to keep everything inside. • He would like to see elevation drawings so that he could see how the patio area would blend into the back of the building. Staff showed an elevation of the roofline. Barneich: • Does Chili's have a policy to require their employees to park away from the restaurant (on the far side of the lot or further)? Mr. Montgomery stated they do have their employees park away from the restaurant; many of their employees do not have cars and are either dropped off or have bikes; however, some of our employees do drive and also work very late at night and there is a concern that they park within site of the restaurant so that management can see them get safely to their cars. Commission comments: Barneich: • She would prefer to have a low split rail fence with pedestrian access so people do not tread on the landscape between Trader Joe's and the restaurant. • She is fine with the proposed patio, but has concerns with traffic and parking — the reason she was asking about employee parking. Keen: • Stated he was in support of the proposal and had no further comments. Tait: • In this area, with the climate and the views, the patio will be a huge advantage for the restaurant; the disadvantage is also related to the patio in regard to the parking and circulation. Although Finding No. 3 in the resolution states the site is suitable for this type of use, in reality this may not work and parking could be a nightmare at times. Marshall: • He is in support of the proposal, but agrees with Commissioner Tait's concern regarding the parking and circulation. Customers who have to park further away from the restaurant should be provided for with good pedestrian access; he suggested that Condition of Approval No. 5 state, "Prior to occupancy the applicant shall modify the fencing that separates the pedestrian site from Trader Joe's and develop pedestrian connections that are consistent with the plans for Phase II and the Pad "I" project ". PLANNING COMMISSION MINUTES DECEMBER 4, 2007 Ray: • She is in favor of this proposal. • She agrees with Commissioner Barneich's idea of the split rail fence and would like to see the crosswalk from A.G. Edwards striped to protect pedestrians. Tait: • He would like to see cobbled stone for the pedestrian crosswalk areas. After further discussion the Commission agreed that they did not want to delay Chili's restaurant from moving forward so did not want to tie the pedestrian circulation plan to their requests. Commissioner Marshall made a motion, seconded by Chair Ray, to recommend that the Planning Commission adopt a resolution recommending the City Council approve Amended Conditional Use Permit 07 -001, with the following revisions: 1. Modify Condition of Approval No. 5 to state, "Prior to occupancy the applicant shall modify the fencing that separates Chili's the site from Trader Joes with a split rail style fence and develop pedestrian connections between Chili's and Trader Joe's ". 2. Add a new condition that requires installation of a crosswalk at the Rancho Parkway intersection. and adopt: RESOLUTION 07 -2050 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE AMENDED CONDITIONAL USE PERMIT CASE NO. 07 -001; APPLIED FOR BY BRINKER INTERNATIONAL (CHILI'S RESTAURANT), LOCATED AT 991 RANCHO PARKWAY The motion was approved on the following roll call vote: AYES: Commissioners Marshall, Ray, Barneich, Keen and Tait NOES: None ABSENT: None PAGE 4 B. TENTATIVE PARCEL MAP 07 -003; APPLICANT — SHARON BILLON; LOCATION — 210 TRAFFIC WAY. Associate Planner, Ryan Foster, presented the staff report to consider an application to subdivide an 11,338 square -foot mixed -use property into two (2) parcels of 6,101 and 5,237 square -feet, respectively. The Planning Commission previously approved a resolution in 2006 for an office building in the back portion of the lot now in the final stages of construction; the property does contain an older residence converted to an office; a sign program was approved by the ARC for both back and front buildings; the proposed subdivision meets all applicable development standards; the site is located in 1 1 1 PLANNING COMMISSION MINUTES DECEMBER 4, 2007 the Village Mixed Use zoning district. In conclusion, Mr. Foster stated that staff recommends that the Commission adopt a resolution approving the Tentative Parcel Map. Commissioner Tait: Finding No. 7 states that there will be no increase in discharge into the sewer caused by the subdivision - was this accounted for at the time the office building was approved? Mr. Foster stated it was. Chair Ray opened the Public Hearing for public comment. Mark Vasquez, representative, was present to answer Commission questions. The Commission had no further questions, comments, or concerns. Commissioner Barneich made a motion, seconded Commissioner Keen, to approve Tentative Parcel Map 07 -003 as submitted and adopt: RESOLUTION 07 -2052 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP 07 -003; APPLIED FOR BY SHARON F. BILLON; LOCATED AT 210 TRAFFIC WAY The motion was approved on the following roll call vote: AYES: Commissioners Barneich, Keen, Marshall, Tait, and Chair Ray. NOES: None ABSENT: None III. NON - PUBLIC HEARING ITEMS: None. PAGE 5 IV. NOTICES OF ADMINISTRATIVE DECISIONS: SINCE NOVEMBER 20, 2007: ARCH 07 -003, Oak Park Plaza, 590 W. Branch Street; applicants proposal for minor architectural changes, including metal roof covering and beam repair. After review of this item the Commission stated they had no concerns with ARC approval. V. DISCUSSION ITEMS: None. VI. PLANNING COMMISSION ITEMS AND COMMENTS: Chair Ray explained that she had pulled the Administrative Item, reviewed by the Commission at the last meeting, due to concern regarding the size of the proposed new two -story home on an existing substandard lot located in the Village area at Whiteley PLANNING COMMISSION MINUTES DECEMBER 4, 2007 and Ide Streets. She stated that the proposed project has been duly noticed and will be reviewed at the next Planning Commission on December 18, 2007. Commissioners Marshall and Tait stated they would be absent the meeting of December 18, 2007. VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: None. VIII. ADJOURNMENT: The meeting was adjourned at 7:00 p.m. ATTEST: LYN REARDON- SMITH, SECRETARY TO THE COMMISSION • S TO C • NTENT: pr. 41WASIner ROB ' TRONG, COMMUNITY DEVELOP ENT DIRECTOR (Minutes approved at the PC meeting of December 18, 2007) PAGE 6 1