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PC Minutes 2004-06-29w A's's i 1 ase =No • , A ,.,... ' "Ad dress , Descri a, Planner 1. Plot Plan Review 04 -007 Timothy Perrin 110 N. Halcyon Addition of office space and restriping of parking lot. J. Bergman CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Chair Guthrie presiding; also present were Commissioners Arnold, Brown and Fowler; Commissioner Keen was absent. Staff members in attendance were Community Development Director, Rob Strong and Associate Planner, Teresa McClish. AGENDA REVIEW: No Changes in the Agenda. APPROVAL OF MINUTES: The minutes of June 15, 2004 were unanimously approved, on a motion by Commissioner Brown, seconded by Commissioner Fowler and on a 3/0 voice vote, Commissioner Arnold abstaining and Commissioner Keen being absent. I.A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: III. PUBLIC HEARINGS: MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION SPECIAL MEETING - JUNE 29, 2004 - 6:00 P.M. 1. Memo and photographs from John Harrison dated June 23, 2004 re GPA 04 -002, location - Noyes Road. II.A. MINOR USE PERMITS APPROVED SINCE JUNE 15, 2004 - SUBJECT TO 10- DAY APPEAL: The Commission had no concerns. Mr. Strong stated the Minor Use Permit would be approved after a ten -day appeal period. A. DEVELOPMENT CODE AMENDMENT 03 -008; APPLICANT — CITY OF ARROYO GRANDE; LOCATION — CITYWIDE Ms. McClish gave an overview of the proposal to rezone the Office Professional district; a portion of the General Commercial District; and the commercial areas within the PD1.1 and PD1.2 to Office Mixed Use (OMU), consistent with the 2001 General Plan: • Replacing the Office District (0) with an expanded Office Mixed -Use (OMU) district that includes the South Halcyon Road area, the north portion of El Camino Real, an area at the Pike and Elm St., an area on Valley Road, and areas on Camino Mercado and Oak Park Boulevard in the Planned Development districts east of Hwy 101 (Exhibit "A "). MINUTES PLANNING COMMISSION SPECIAL MEETING JUNE 29, 2004 PAGE 2 Ms. McClish then stated the issues and goals related to the Land Use, Economic Development, Housing and Circulation Elements of the General Plan that would affect the proposals; discussed allowable densities for the new Mixed -Use districts and height restrictions and stated that as required in the General Plan a maximum of 35 feet or three stories (whichever is less) is being recommended for the OMU district. In conclusion, Ms. McClish described a proposed design overlay for a medical mixed - use district (OMU -D -2.20) that includes the Arroyo Grande Community Hospital and parcels in the vicinity. Commission Questions: Arnold: • Asked for clarification on height restrictions; stated he would like to see similar language in the overlay for the hospital included in the OMU. Ms. McClish stated 35 feet is being proposed, and anything over 2- stories would require discretionary review including any new mixed -use project; most of the larger parcels are located within the overlay and findings required for projects are included to make sure the adjacent neighborhoods would not be affected. Brown: • Asked for clarification on the language relating to the Housing Element and the inconsistency with the Development Code. Ms. McClish explained that language in the Housing Element is general to give more flexibility and to accommodate more density if necessary. Chair Guthrie opened the hearing to the public. Chuck Cova, Santa Maria, representative for the Arroyo Grande Community Hospital stated: • They wanted to make sure they would be good neighbors and are looking for a Tong -term relationship (25 — 70 years) with the City and support the future medical needs of the community. • They had only owned the hospital for 28 days and had already spoken to the two neighbors next to their property. • There will be a need for expansion in the future and they had concern that zoning for mixed -use would restrict this. • Re height restrictions: They would work with the surrounding neighbors to be consistent and not intrusive. • They would like to work with staff and Planning Commission on a long -term plan. Arnold: • Asked Mr. Cova if the 50% office use regulation in O -D2.20 was too low? Mr. Cova replied that they had not had time to review this; he would like more time to work with the developers and the City to decide what this number should be and if in fact a percentage would be needed. 1 1 1 1 1 MINUTES PLANNING COMMISSION SPECIAL MEETING JUNE 29, 2004 Chair Guthrie closed the hearing to public comment. PAGE 3 Richard Shapley, 260 Robles Road, had concern that Mixed -Use zoning would bring increased density, affect their quality of life, increase traffic, downgrade views and increase noise levels. David Butz, 295 S. Halcyon, concern that the change from commercial to mixed -use would cause views to be blocked, privacy affected and may cause light pollution; stated if changing the zoning did not cause any of this things to happen then he had no objection. Steve Cool stated that he and his partner Gary White have an approved project in the proposed OMU zoning area on the corner of West Branch and Camino Mercado. Mr. Cool stated his understanding of the change in zoning was that if OMU was placed on the property a project could be approved by Planning Commission (unless someone appealed it to the City Council); if this were the case then they were in favor of the proposed change. Mr. Strong stated this was correct. Tom Runnels, owner of property on Fair Oaks Avenue and Valley Road, stated that he had no problem with the proposed change in zoning since there was not going to be any changes to the existing zoning on his properties, but just on the corridors. Mr. Strong then explained how the proposed office use regulation in O -D2.20 (with the 50% office use and 50% residential) was arrived at, further clarified how the proposed zoning was intended to work and stated that staff is trying to address the hospital owners needs and further clarified the proposed zoning. In reply to Chair Guthrie, Mr. Strong stated the OMU zoning would have a minimum density requirement; the Commission could decide if a project was underutilized; it would be possible to have a stand -alone residence and office. In reply to Commissioner Arnold, Ms. McClish clarified that the FAR has been increased from 0.45 to 1.0 and it will help facilitate get some mixed -use projects with a significant increase, but without affecting compatibility with the existing neighborhoods. Mr. Strong added that this could be adjusted in the future if desired. Commission Comments: Arnold: • 16.36.20: Change "and housing" to "multi- family housing ". • Design Overlay O -D -2.20 Medical Mixed Use: This is a good idea, but the hospital owners and staff should discuss this prior to us giving a recommendation. • The El Camino Real zoning: He thought it would be a good idea to have an office overlay in this area. MINUTES PLANNING COMMISSION SPECIAL MEETING JUNE 29, 2004 PAGE 4 Fowler: • Re allowable residential units in mixed -use districts, does this need to be so low (20 units)? • Design Overlay O -D -2.20 Medical Mixed Use: Does this need to have an actual percentage in at this time since the owners are so new in the process? Mr. Strong in reply: • Clarified that it would be 20 dwelling units per acre of the total site area; if all residential and if allowable units were included it could be as high as 32 units; we are trying to create incentives and be consistent with the General Plan, but it would also be up to the discretion of the Commission. • Re O -D -2.20, the percentage does not have to be stated, but we may get a developer in the near future who wants to build residential and this could cause a dilemma. Staff has developed the overlay in response to the hospital owners concerns for the future. In answer to questions from Commissioner Brown Ms. McClish gave further clarification on the proposed density in the OMU districts, stated that the proposed language for the overlay can be put directly into the table of the development standards, under "building size ". Staff and Commission had further discussion on the density and PUD's, with Mr. Strong stating that the Commission would have the discretion to make changes. Guthrie: • He had no problem with hospital overlay percentage be changed from 50% to 75% (be more protective of the commercial medical service in this area) and include language on development standards in areas that are adjacent to residential. • He did not think the PD zones on Camino Mercado should be eliminated at this time. Mr. Strong clarified that the CUP that is approved would remain valid and any new projects would still be subject to Commission review and approval and could go to Council on appeal. Chair Guthrie then stated the items that the Commission had reached consensus on: • Agreed to change the language in 16.36.20 from "housing" to "multi- family housing ". • Consensus on stating 75% for the hospital overlay zone. • Consensus on including language for three story buildings (extend the language for the hospital overlay zone on three story buildings to be through the entire zone. • After further discussion agreed to a height limit of 35 feet or three stories. (Mr. Strong stated this could be amended later when the Housing Element is reviewed by the Commission before adoption.) MINUTES PLANNING COMMISSION SPECIAL MEETING JUNE 29, 2004 PAGE 5 • There was consensus to have 15 units per acre in density in multi - family projects and 20 units if there is a commercial component (mixed -use). • El Camino Real: Agreed to exempt the existing residential section and just convert the office zone to OMU. Mr. Strong clarified: Leave the multi - family zoned properties as they are and just change the Office and General Commercial to OMU as was stated in the public notice. Several of the Commission had concern with relinquishing the PD zones and requested that this be left open to give time for further review. The Commission took a five - minute break. Commission recommended changes to the Tables: Table 16.36.030 -A • Equipment rental: Change from NP to CUP • Printing and Publishing: Change from CUP to MUP • Artisan Shop: Change from NP to MUP • Drive - through retail: Change from NP to CUP • Second hand store: Change from NP to MUP • Commercial recreation or sports facility— indoor: Remove the word "sports" from the category wording. Chair Guthrie asked about Restricted Personal 'Services being addressed. Mr. Strong said the City will be addressing these items at a later date. The Commission had no other concerns or comments. IV. NON PUBLIC HEARINGS: None VI. PLANNING COMMISSION ITEMS AND COMMENTS: Commissioner Fowler said she might be absent the next meeting. Commissioner Guthrie requested an aerial view of the Noyes Road project for the next meeting. VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: Mr. Strong gave updates: • Camino Mercado Senior project was continued to July 13, 2004 by applicant request due to health reasons. • Alder House General Plan Amendment continued indefinitely to allow a Conditional Use Permit and Lot Merger to be submitted. • Traffic Commission and Planning Commission need to have a joint meeting to discuss street widths. • Allen Street traffic counts have not yet been submitted to the Traffic Commission. • The joint City Council and Planning Commission meeting has been deferred to September. MINUTES PLANNING COMMISSION SPECIAL MEETING JUNE 29, 2004 VIII. TENTATIVE AGENDA ITEMS FOR JULY 6, 2004 MEETING: Mr. Strong answered questions and gave some information regarding the upcoming items for the upcoming meeting. IX. ADJOURNMENT: The meeting was adjourned at 8:30 p.m. on a motion by Commissioner Arnold, seconded by Commissioner Brown. ATTEST: LYN REARDON- SMITH, SECRETARY TO THE COMMISSION AS TO CONTENT: k ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR (Approved at PC meeting of July 20, 2004) PAGE 6 ,JAMES : RIE, CHAIR 1 1 1