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PC Minutes 2007-08-071 1 1 MINUTES PLANNING COMMISSION AUGUST 7, 2007 6:00 P.M. CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Doug Tait presiding; also present were Commissioners Barneich and Marshall; Chair Ray and Commissioner Keen were absent. Staff members in attendance were Community Development Director, Rob Strong, Associate Planner, Teresa McClish, Assistant Planner, Jim Bergman, Planning Interns, Andy Di Girolamo and Jimmy Paulding, and Public Works Engineer, Victor Devens. ANNOUNCEMENTS: Commissioner Marshall made a motion, seconded by Commissioner Barneich, to appoint Commissioner Tait as Acting Chair for this meeting. The motion was approved on a 3/0 voice vote. AGENDA REVIEW: Mr. Strong announced that the City Attorney advised staff that since item III.C. (Historic Resource Committee criteria) will ultimately involve a Development Code Amendment, it would be beneficial to hold a public hearing at the Planning Commission level. Commissioners can allow for public testimony if anyone is present, but it hasn't been advertised yet, and will be agendized for a subsequent meeting. APPROVAL OF MINUTES: Commissioner Marshall made a motion, seconded by Commissioner Tait to approve the minutes of July 17, 2007 as presented. The motion was approved on a 2/0 voice vote; Commissioner Barneich abstaining due to her absence at that meeting. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: 1. Letter dated August 1, 2007 from Jeanne Bromley regarding Large Family Daycare Case No. 07 -002, (Administrative Decision #2). 2. Letter dated August 3, 2007 from Helen Patricia Yager regarding Large Family Daycare Case No. 07 -002, (Administrative Decision #2). Mr. Strong commented that normally no action is taken on notices of administrative items. Unless commissioners want to appeal one for public hearing at the next meeting, it would be finalized. Large Family Daycare (LFDC) operations are largely State regulated and City discretion is somewhat limited. In regards to their parking concerns, he suggested that Traffic Commission could consider permit parking in the neighborhood or another alternate solution instead of denial of the LFDC permit. II. PUBLIC HEARING ITEMS: A. CONDITIONAL USE PERMIT CASE NO. 07 -007; APPLICANT — RICHARD AND LAURIE WALLER; LOCATION — 1098 HUASNA ROAD PLANNING COMMISSION MINUTES AUGUST 7, 2007 Assistant Planner, Jim Bergman, presented a proposal to allow a secondary dwelling unit and an agricultural accessory building. The subject property is approximately 30 acres in size and is zoned Agriculture. In response to Commissioner questions, Mr. Bergman stated the Fire Chief would like the access driveway (as referenced in condition 7) to extend to the rear existing house; the turnaround is adjacent to the accessory structure and secondary unit; it doesn't look like any riparian vegetation exists that would need to be removed for the turnaround; and the secondary unit helps promote generational succession, because it will allow the current owner's son to move onto the property to assist with day to day property operations. In response to Commissioner Tait, Mr. Devens stated that grading could direct stormwater runoff toward the ag field, instead of towards the creek. It would filter the water, and most likely percolate into the earth before reaching the fields. In response to Commissioner Barneich, Mr. Devens stated that the applicant is required to hook up to the sewer according to current City codes. Acting Chair Tait opened the public hearing for comment. Richard Waller, applicant, spoke in support of the project. PAGE 2 In response to Mr. Waller's questions, Mr. Devens stated that the sewer connection is based on a 250' distance from the main to the edge of the property line (not to the house); there is sufficient depth (about 14'); the hydrant condition is required by the Fire Department; and although there's one across the street, traffic would have to be stopped on Huasna if fire hose were laid across the street in the event of emergency. Acting Chair Tait closed the public hearing to comment. Commission questions and comments. Marshall • Appropriate concerns have been identified and addressed. • He supports adding the drainage condition for stormwater runoff. Barneich • The secondary unit and accessory structure are okay. • She was concerned about proximity of the secondary unit to active ag operations, but with underlying lot layout, this is a better alternative than other options. Tait • Does Mr. Waller acknowledge awareness of the health risk of living this close to an active ag operation? Mr. Waller replied yes, he grew up on the farm and understands potential risks. • With that acknowledgement and the code reference that an ag buffer is not required, he can approve the project. 1 1 1 D 0 1 PLANNING COMMISSION MINUTES AUGUST 7, 2007 • It's important to protect farmland. He's glad the family wants to continue operations. • The condition to route stormwater away from the creek and toward the ag fields needs to be added. Commissioner Barneich made a motion, seconded by Commissioner Marshall, to approve Conditional Use Permit Case No. 07 -007, with the added condition that drainage shall be directed to runoff toward the ag fields (and not towards the creek), and adopt: RESOLUTION 07 -2039 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE, APPROVING CONDITIONAL USE PERMIT 07 -007, APPLIED FOR BY RICHARD AND LAURIE WALLER, LOCATED AT 1098 HUASNA ROAD The motion was approved on the following roll call vote: AYES: Commissioners Barneich, Marshall, Tait NOES: None ABSENT: Commissioners Ray and Keen the foregoing Resolution was adopted this 7 day of August 2007. PAGE 3 B. GENERAL PLAN AMENDMENT CASE NO. 06 -003; DEVELOPMENT CODE AMENDMENT CASE NO. 06 -005; APPLICANT — 1) CITY OF ARROYO GRANDE: LOCATION IN THE VICINITY OF FAIR OAKS AVENUE AND SOUTH HALCYON ROAD AND, 2) DAVID ROBASCIOTTI; LOCATION — VICINITY OF SOUTH ELM STREET AND POPLAR STREET Associate Planner, Teresa McClish presented a proposal by the City of Arroyo Grande to 1) change the land use designation and rezone five (5) properties along South Halcyon Road (362; 370; 378; & 382 South Halcyon Road) and 906 Fair Oaks Avenue, from Multi- family Very High Density Residential (MFVH - formally Senior Residential) to Office Mixed Use (OMU) in order to bring the properties more in line with areas immediately to the north and east and allow for medical office opportunity, and 2) a proposal by David Robasciotti to change the land use designation and rezone thirteen (13) properties on South Elm Street (160; 162; 166; 168; 170; 174; 178; 180; 186; 190; 194; & 198 So. Elm Street) and 1205 Poplar Street, from Medium Density Single- family Residential to Medium -High Density Multi - Family Residential. State law has requirements whereby if the City wants to accommodate downzoning in one area, that they identify an opportunity to upzone elsewhere in the City. This would satisfy the City's responsibility in providing that density citywide. In response to Commissioner Barneich, Ms. McClish stated that no additional correspondence has been received, though there have been a few phone and counter PLANNING COMMISSION MINUTES AUGUST 7, 2007 inquiries; Mr. Robasciotti owns only one of the Elm Street properties; and the zoning west of the property facing Harloe School is zoned Multi - Family. In response to Commissioner Tait, Ms. McClish stated that the increased density on EIm Street was considered through the environmental review, but it's not significant enough to trigger a traffic threshold (only six additional units at a maximum). Acting Chair Tait opened the public hearing for comment. Jack Scarborough, 166 S. EIm Street, voiced concerns about the project, particularly in regards to traffic, parking, and eminent domain. Shawn Lombardo, 193 Aspen St., voiced concerns about two -story buildings boxing in her property. Ms. McClish stated that there could be a 2 -story single family residence proposed now, so that potential is already there. There is a difference in the setback for single vs. two -story buildings (10' vs. 15' respectively). The Viewshed Review process is currently in place, so neighbors would be notified by mail of any proposals (as well as any subdivisions). City Council will be reviewing the Viewshed Review process in the next several months, and she could be added to a mailing list to receive the agenda for that meeting. David Robasciotti, applicant, spoke in support of the project, because it would allow him to develop his lot similar to other infill currently going on in this neighborhood. The changes should be considered for additional development opportunities, and to allow for smaller dwellings for young families and seniors. Acting Chair Tait closed the public hearing to comment. PAGE 4 Commission comments: Marshall • The proposed changes are good, particularly in combining the downzoning with upzoning for an overall balance for the City. • The increased density on S. EIm Street seems modest, but should provide for positive changes (like additional housing opportunities). • There shouldn't be adverse affects that can't be handled by other current processes like Viewshed Reviews and Subdivision Review. o Would the setback requirements remain the same with rezoning? Yes, except for Planned Unit Developments, which allow more flexibility in design, but they would be noticed public hearings. Barneich • The zoning changes on S. EIm Street and Halcyon seem natural fits. • She's concerned about the second lot in on Fair Oaks across from Harloe School. It seems that would allow for commercial use too far down the block toward existing residential areas. There could be additional commercial traffic and it wouldn't be a good fit. 1 1 1 1 1 1 PLANNING COMMISSION MINUTES AUGUST 7, 2007 Marshall • He likes the dividing line down the middle of the block, but understands Ms. Barneich's concerns. Perhaps the corner parcel could be combined with it to provide for a horizontal mixed -use project similar to the one at The Pike and Elm, and the far parcel could be remain strictly residential. Tait o Could the second lot be separated from the resolution? Ms. McClish replied that staff is trying to keep zoning in balance. Technically, the Elm Street upzoning could be separated out, but that would preclude the rezoning in the vicinity of the hospital. • He also understood Ms. Barneich's concerns, but his aren't strong enough to make changes to the resolution as submitted. • He agreed with most of the other commissioner comments, specifically that public concerns will be addressed when a new project comes forward. • He hopes this will help the hospital by allowing additional medical office space. • The area on S. Elm is great for infill housing. • In the environmental review, he's glad to see cultural concerns will be addressed. • He's supportive of both changes. Additional public comments: Margaret Jones, 382 S. Halcyon Rd., spoke in support of the rezoning on Halcyon. She suggested an easement road off of Fair Oaks to access new businesses. Commissioner Marshall made a motion, seconded by Commissioner Tait, to approve General Plan Amendment Case No. 06 -003 and Development Code Amendment Case No. 06 -005 The motion was approved on the following roll call vote: AYES: Commissioners Marshall and Tait NOES: Commissioner Barneich ABSENT: Commissioners Ray and Keen the foregoing Resolution was adopted this 7 day of August 2007. PAGE 5 In response to Commissioner Marshall's question if that was enough votes to pass at Planning Commission level, Mr. Strong replied technically, no, but he would forward the information to Council. (After the meeting, this vote was determined incomplete by the City Attorney. A majority vote of the entire Commission [3 votes one way or the other] is necessary to approve or deny General Plan Amendments.) PLANNING COMMISSION MINUTES AUGUST 7, 2007 PAGE 6 III. NON - PUBLIC HEARING ITEMS: A. ADMINISTRATIVE SIGN PERMIT CASE NO. 07 -017; APPLICANT — ALBERTSON'S; LOCATION —1132 WEST BRANCH STREET Planning Intern, Andy Di Girolamo, presented a staff report proposing changes to the existing signage for Albertson's. He noted that ARC added conditions at their meeting of August 6, 2007 stating that: the logo shall be reduced to 80% of proposed sign and the Savon sign shall be moved to next wall plane for more frontage symmetry. In response to commissioner questions, he stated that the reason for reducing the logo is that ARC felt it was too large for the area, the logo accentuated the verticality of an otherwise horizontal building, and the trimmed tree in the graphic was just a cutaway to show the changes to the building. Although this was not a public hearing, Acting Chair Tait opened the public hearing for public comment, and seeing none, closed it. The Commission had no further comments. Commissioner Barneich made a motion, seconded by Commissioner Tait to approve Administrative Sign Permit Case No. 07 -017 with the proposed conditions as recommended by ARC. For clarification, Commissioner Marshall stated that he didn't feel the size reduction was necessary; the proposal is a big improvement over the existing sign; and if more symmetry was necessary, the Savon sign could be moved to the opposite side of the Albertson's logo to balance the Mid -State bank sign. The motion was approved on the following roll call vote: AYES: Commissioners Barneich and Tait NOES: Commissioner Marshall ABSENT: Commissioners Ray and Keen B. ADMINISTRATIVE SIGN PERMIT CASE NO. 07 -018; APPLICANT — GRYPHON SOCIETY; LOCATION —1587B EL CAMINO REAL Planning Intern, Jimmy Paulding, presented a staff report for consideration of discretionary approval for a slight deviation from Development Code Section 16.60.040 for implementation of a third proposed sign at the above location. In response to Commissioner Marshall, Mr. Paulding replied that ARC did not have to review this project. Commissioner Comments: • Commissioner Tait stated he didn't know these buildings even existed, so the signage proposal seems appropriate. • Commissioner Marshall stated that the sign sizes are appropriate and well- designed. 1 1 1 1 1 PLANNING COMMISSION MINUTES AUGUST 7, 2007 Commissioner Marshall made a motion, seconded by Commissioner Barneich to approve Administrative Sign Permit Case No. 07 -018 as submitted. The motion was approved on the following roll call vote: AYES: Commissioners Barneich, Marshall and Tait NOES: None ABSENT: Commissioners Ray and Keen IV. NOTICES OF ADMINISTRATIVE DECISIONS SINCE JULY 17, 2007: The Commission had no comments on items 1 and 3. PAGE 7 C. DISCUSSION ON HISTORIC RESOURCES COMMITTEE CRITERIA There was no public in the audience to comment on this item. Per Mr. Strong's announcement, Commissioners decided to hold their comments until the public hearing. aseNo 1. PPR 07 -007 2. LFDC 07 -002 3. TUP 07 -014 K. Schultz Kamber Doucette Donna's Interiors Address 1012 E. Grand Ave. 265 N. Elm St. 1069 Grand Ave. 'escription' Dance studio in existing commercial building. Large Family Daycare for I nfant/toddlers Annual Labor Day tent sale (furniture) Action, A. A. 1 Plar ner T. Montgomery J. Bergman J. Paulding Commission comments on item 2: Marshall • In response to his questions regarding State vs. City discretion and the written concerns received, Mr. Strong stated the City may be able to implement a resident parking permit program similar to the high school to address parking concerns. However, concerns like neighborhood disturbance from kids playing in the yard are regulated by the State. In addition, the City can condition that residents park in the garage to allow for pickup /dropoff in the driveway spaces. • Is there still time for the correspondents still file an appeal if they so wish? Yes. Tait • Can business employees (like Jack In The Box and Sunset Car Wash) park on business property, instead of on- street? Mr. Strong replied the City could attempt to informally contact the business owners /managers to request that; in addition, there is substantial parking across the street at the Cookie Crock center, which could be another option. Barneich • She takes her kids to Oceanview daily, and while difficult, it's not impossible to find parking on Elm Street. It only takes five minutes to drop kids off and leave, so it doesn't seem like there will be a big parking problem. Also, the school lets out at 3pm, and most parents will pick up kids after work (closer to 5pm.) In terms of the "tight -knit community ", the kids in daycare probably live in Arroyo Grande and need help, as well. PLANNING COMMISSION MINUTES AUGUST 7, 2007 Marshall • He used to live near a residential daycare, and there were more people coming and going. Anyone can park on public streets. In this neighborhood, there's an unusual concentration of people with challenging medical conditions. He speculated it doesn't count for special consideration, but it does make the decision harder. Noise will have to be addressed by current City standards. Tait • He agreed with Commissioner Marshall that they can condition it to be as neighborhood friendly as possible, but he's not inclined to pull it for appeal at the Commission level tonight. Commissioners did not pull any of the administrative decisions for public hearing. V. DISCUSSION ITEMS: None. VI. PLANNING COMMISSION ITEMS AND COMMENTS: None. VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: None. VIII. ADJOURNMENT: The meeting was adjourned at 7:45 p.m. ATTEST: KATHY MENDOZA for LAN REARDON-SMITH DO IT ACTING CHAIR SECRETARY TO THE COMMISSION AS TO CONTENT: , 1 Ip, , VP krAt ►, uL.v COMMUNITY DEVELO MENT DIRECTOR (Minutes approved at the PC me: ting of , 2007) PAGE 8 1 1 1