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PC Minutes 2007-03-061 MINUTES PLANNING COMMISSION MARCH 6, 2007 6:00 P.M. CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Interim Chair Ray presiding; also present were Commissioners Barneich, Keen, Marshall and Tait. Staff members in attendance were Community Development Director, Rob Strong, Planning Intern, Megan Meier, and Public Works Engineer, Victor Devens. ANNOUNCEMENTS: Chair Ray stated the Commission had received a memo from staff containing corrections to the Development Standards in the table of the staff report for Item II.A. and for Condition of Approval No. 7, noting that the applicant requested that the low- income unit be changed to moderate - income unit. In addition, staff had requested that item II.B. be continued to a date certain; the Commission agreed to defer item II.B. until the meeting of April 3, 2007. AGENDA REVIEW: No changes. APPROVAL OF MINUTES: Commissioner Barneich made a motion, seconded by Chair Ray, to approve the minutes of the February 20, 2007 meeting with the following requested corrections: • Page 3, first bullet, delete "access to the plan ". • Page 3, part of the motion, second bullet, add, "if needed ", after acoustic barrier. • First bullet, page 4, should be Phase 1 (not Phase 2). • Page 4, under Discussion, add "bonding for" after "were concerned with ". The motion was approved on a 5/0 voice vote. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: None. II. PUBLIC HEARING ITEMS: A. TENTATIVE TRACT MAP CASE NO. 07 -001 & PLANNED UNIT DEVELOPMENT CASE NO. 07 -001; APPLICANT- GAYLEN LITTLE; LOCATION — 183 BRISCO ROAD Planning Intern, Megan Meier, presented the staff report for consideration of a proposal to demolish an existing 6,000 square foot, six -unit apartment building to create eight (8) attached single - family homes on separate lots. In conclusion, Ms. Meier stated that staff recommends the Planning Commission approve the Tentative Tract Map and Planned Unit Development for the proposed project. PLANNING COMMISSION MINUTES MARCH 6, 2007 Staff answered Commission questions regarding conditions of approval for the proposed project. Chair Ray opened the public hearing for public comment. Gaylen Little, project owner, gave some background history of his proposal, explaining that it was his intention to build affordable, entry-level homes. He expressed concern with the requirement to complete utilities on Brisco Road before the Brisco Road overlay is done, due to the moratorium that would be placed on it (no cuts allowed for five years after the overlay is completed). Mr. Little then requested changes to the following conditions: • Condition 24, should state replace the word shall, with "may require 2 fire hydrants ". • Condition 53; modify to allow the repair of existing damaged curb, gutter, and sidewalk (not necessary to put new ones in). • Condition 79, re the undergrounding of utilities, he would like to work this out with the City. He commented that placing of the trash receptacle half way up the hill is difficult as there is no room to turn around — the trash truck would have to back down. Mr. Little then answered questions from the Commission on the private open space, the size of the backyards, the landscaping, and what if any green building techniques he intended to include in his proposed project. The Commission expressed concern with the potential increase in water use, taking apartments out of the City rental inventory to replace with single - family attached ownership homes, not being given a good grading plan, overall the plans were quite difficult to understand, the location of the on site trash enclosure. Chair Ray closed the public hearing for public comment. 7:45 p.m. The Commission took a 10- minute break. Commission comments: PAGE 2 Barneich: • She likes the colors, the stamped driveway, and the architecture of the proposed project. • The landscape species selection is good. • On looking at the plans the size of the rear yards appear small; she would like to see an open space area in the center of the units as a place for families to gather. 1 1 1 PLANNING COMMISSION MINUTES MARCH 6, 2007 PAGE 3 • She liked the fact that the units were on the smaller size, hopefully making them more affordable. • She has concern that there is not enough landscaping, but is not sure how to acquire more. • She has concern with the lack of open space; maybe a unit could be removed leaving room for a pocket park to provide an area for children to play. Keen: • He lives in the neighborhood, but not within 500 feet of the project. • Concern with construction noise that may occur, but this could be buffered by the hill. • Concern with the grading and that the top unit may stand out from far away; would prefer to get see the grade lower. • Requesting changes to the conditions for the undergrounding and the street cutting is not the purview of the Planning Commission. City Council would have to make these decisions. • He likes the style of the project and thought it would fit in well with the area. • He has concern with the long, steep, graded driveway for trash trucks and that it may not be safe if there are children around, but he is aware that the narrow lot is a problem. • He has concern with adding more traffic to Brisco Road; the street already has a lot of parking on it; unfortunately people use their garages for storage and then park their cars on the street. Tait: • He likes the creation of affordable entry-level homes that this project proposes. • There is a need to improve public transit along Brisco Road. • Re the inclusionary housing requirement, a low- income unit would be preferable to a moderate - income unit. • The parking for the project is sufficient, but he hopes people will use their garages for parking not storage. • Additional private open space may be needed, as there is a lack of recreational facilities for families. • He has a concern that the project is not consistent with the General Plan as proposed, especially PUD finding No. 1. • Special condition 8 should require "ARC approval" be added. • He believed this project would create larger environmental impacts than stated and that it should have a Mitigated Negative Declaration. • Concern that usable open space was 16% of the project site, compared to the required 40% for residential PUD's. • It is a well- designed project which makes it livable, but open space should not be sacrificedd for density. • Possible relocation of the trash enclosure should be sought with approval of the trash company. • The plans are difficult to understand clearly; it is difficult to approve site plans like this. PLANNING COMMISSION MINUTES MARCH 6, 2007 PAGE 4 • Asked Commissioner Marshall to explain "walkabouts" for pedestrian usage, as discussed earlier by him. Marshall: • It is challenging to accept the conversion of rental units to ownership units, but he has a comfort level with the explanation from staff. • He likes the idea of increasing density, but is uncomfortable with the balance. • Re open space, using the school property after school hours is fine, but it will not be easy to access the school from this site; reducing parking spaces would not work. • Walkabouts can be an ADA requirement in some projects — a pathway around the driveway at the back of the sidewalk; however, with the steep driveway it may not be possible. Ray: • She likes the design of the project. • A Mitigated Negative Declaration (mitigation measures) may be required as the increase bathrooms may double the water use. • Re the usable open space, although she had trouble reading the plans, she does not have an issue with the open space as it is Multi - Family housing (it's better to have density in this zoning); the main issue is the inclusionary requirement — she is not comfortable with granting a density bonus — it should be more than the minimum 15% moderate or a low- income unit to qualify as a density bonus. Commissioner Tait agreed that a low- income unit should be required for this project. Commissioner Keen stated he would also rather have a low- income unit as they are hard to get. Mr. Strong stated he understood the concern with the Negative Declaration regarding the impacts of the project, but the Commission's concerns could be addressed by reinforcing the conditions rather than requiring a Mitigated Negative Declaration. Commissioner Ray stated her concern that other similar projects had required a Mitigated Negative Declaration. Mr. Devens clarified how Public Works figured water usage and explained that most residential usage goes for landscaping. The Commission then discussed usable open space concerns, versus the number of units. Commissioner Marshall made a motion to adopt the Resolution with the following conditions: • Special Condition No. 7, require one (1) low- income unit (not a moderate - income unit). 1 1 1 PLANNING COMMISSION MINUTES MARCH 6, 2007 PAGE 5 • Special Condition No. 8, the landscape plan should be referred to the ARC for final approval. • General Condition No.10, non - potable water should be used. • Public Works Condition No. 53, modified, to state existing curb, gutter, and sidewalk along the project frontage with Brisco Road be repaired or replaced as needed. • Public Works Condition No. 56, modified so as to allow the Public Utility Easement with respect to the driveway and six feet adjacent to the right -of -way. • Fire Department Condition No. 24, modify to state, "two fire hydrants shall be installed ", unless approved otherwise by the Fire Chief. • Public Works Condition No. 54, regarding Brisco Road overlay, it should be emphasi;:ed that the policy prohibits cutting asphalt for 5 years unless an exception is granted by City Council. There was no second to this motion. The Commission had further discussion and requested the following conditions be modified: Tait: • Condition numbers 10, 11, 12 and 19 (Exhibit 'A') regarding air quality mitigations — need to be beefed up. Ray: • Construction hours should match with the construction hours of the ongoing project next door. Keen: • The trash enclosure should be relocated to a safer area. The Commission discussed moving the trash container (for safety reasons) and embedding it in the triangular area fronting Brisco Road, that it be screened, and approved by ARC as discussed earlier; the trash space on top of the hill could then be used as a common open space area. Commissioner Marshall stated he could accept the additional conditions to the motion and asked for a second. Commissioner Keen seconded the motion The motion failed on the following roll call vote: AYES: Commissioners Marshall and Keen NOES: Commissioners Barneich, Tait, and Chair Ray ABSENT: None Commissioner Barneich stated concern that the tree out front would have to be moved and maybe sacrificed if the trash enclosure was moved to this area. PLANNING COMMISSION MINUTES MARCH 6, 2007 After further discussion Chair Ray made a motion adding a requirement that the trash enclosure be relocated and centered between units D & E (with the approval of South County Sanitation), and the common open space on top of the hill could then be used for the addition of two parking spaces. Commissioner Marshall seconded the motion as stated to adopt: RESOLUTION 07 -2026 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP CASE NO. 07 -001 & PLANNED UNIT DEVELOPMENT CASE NO. 07 -001; LOCATED AT 183 BRISCO ROAD; APPLIED FOR BY GAYLEN LITTLE The motion passed on the following roll call vote: AYES: Chair Ray, Marshall and Keen NOES: Commissioners Barneich and Tait ABSENT: None the foregoing Resolution was adopted this 6 day of March 2007. III. NON - PUBLIC HEARING ITEMS: None. PAGE 6 IV. A. NOTICE OF ADMINISTRATIVE DECISIONS SINCE FEBRUARY 20, 2007: None. V. DISCUSSION ITEMS: None. VI. PLANNING COMMISSION ITEMS AND COMMENTS: In reply to a question from Commissioner Marshall, staff replied that approved ARC notes are usually circulated to the Planning Commission. VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: Mr. Strong advised the Commission that the first meeting of the Historic Resources Committee is scheduled for next Tuesday, March 13 in the City Council Chambers. Commissioner Barneich asked for an update on the request that Trader Joes lighted sign be turned off when they are closed. Mr. Strong stated that this request is being researched. VIII. ADJOURNMENT: The meeting was adjourned at 9:00 p.m. 1 1 1 1 1 PLANNING COMMISSION MINUTES MARCH 6, 2007 ATTEST: h A LYN REARDON -SMITH SECRETARY TO THE COMMISSION AS TO C NTENT: ROB TRONG, COMMUNITY DEVELOP ENT DIRECTOR (Minutes approved at the March 20, 2007 meeting) PAGE 7 1 / CAREN RAY, INTERIM CHAIR d 1 1 1