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PC Minutes 2004-06-151 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION June 15, 2004 CALL TO ORDER: The Arroyo Grande Planning Commission met in regular session with Chair Guthrie presiding; also present were Commissioners Brown and Fowler. Absent were Commissioners Arnold and Keen. Staff members in attendance were Community Development Director, Rob Strong, Associate Planner, Teresa McClish, Assistant Planner, Ryan Foster, Fire Chief Terry Fibich, and Public Works Engineer, Victor Devens. AGENDA REVIEW: Items III.C. and III.B. were moved before item IIIA. APPROVAL OF MINUTES: The minutes of June 1, 2004 were approved as submitted on a motion by Commissioner Brown, seconded by Commissioner Fowler. The motion was approved on a 3/0 voice vote. 1. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: None. IIA MINOR USE PERMITS APPROVED SINCE JUNE 1, 2004 SUBJECT TO 10 -DAY APPEAL: �� Casey Appl�oant ��ddress 3d 3333 M nor Exception Planner j33; -Pro ect�,,DesCr� ll�n .Ei. 1. TUP 04- Arroyo Grande 345 S. Halcyon To celebrate new 012 Hospital ownership Tent on front lawn areas. 2. ASP 04- J. Walker Signs Corner of Courtland and Signage for new 013 E. Grand Ave Subway Sandwich shop. 3. ASP 04- Panda Express Corner of Courtland and Signage for new 015 E. Grand Ave Panda Express 4. ASP 04- Starbucks Corner of Courtland and Signage for new 014 1 1 E. Grand Ave Starbucks Mr. Strong presented one additional Minor Use Permit for consideration by the Commission: 1. Plot Plan Review Case No. 04-006; Round Table Pizza; 1420 E. Grand Avenue; Expansion of existing restaurant including office space, conference/banquet room, and a game room. The Commission had no concerns on these items. MINUTES PAGE 2 PLANNING COMMISSION JUNE 15, 2004 III. PUBLIC HEARINGS: C. AMENDED CONDITIONAL USE PERMIT CASE NO. 04-002, APPLICANT — SANTA MARIA FM GROUP OF THE LATTER DAY SAINTS CHURCH, LOCATION — 751 SO. TRAFFIC WAY EXTENSION. Staff report prepared by Planning Intern, Andrea Koch, and presented by Planning Assistant, Ryan Foster. This proposal adds 2,828 square feet of classroom space to the existing church building for Sunday instructional classes. In addition, two existing restrooms will be remodeled to ADA compliance. The project meets zoning standards, except for a portion of the roof which exceeds current height limits, but will balance existing roofline and has been approved by ARC already. Staff answered Commission questions about secondary access for fire safety, sprinklering of buildings, and parking. Chair Guthrie opened the hearing for public comment. Fred Scott, Architect, was present to answer questions. Howard Mankins, 200 Hillcrest Drive, commented the Church has written and sent a letter requesting secondary access from the Fredericks family. However, that route doesn't look too favorable, as they are waiting for future development on their property. The Fire Chief has agreed to have a third party consultant prepare a study on fire safety improvements, which would possibly allow alternatives to sprinklering the existing building, if approved by the Fire Chief. He requested condition number four be reworded accordingly. Commissioner Brown expressed concern that the Fire Chiefs wishes should be honored if he conditioned all the buildings to be sprinkled. Chair Guthrie expressed concern that this was not further discussed in the staff report and suggested deferral of a motion on this item to the arrival of the Fire Chief. Chief Fibich arrived just then (6:30 p.m.) and gave some background information to the Commission. He has had favorable discussions with representatives of the LDS Church and came to an agreement to have a third party expert in the field do a survey, make a report, and return with recommendations. Chief Fibich, himself, has chosen the consultant, (Jim Hunt, of Santa Maria), and the Church will pay for it. Chair Guthrie questioned that this might establish a precedent to allow discretion on the requirement of sprinklers. Chief Fibich explained this is a unique combination of circumstances, including that it's square footage based, new construction versus existing, an access issue, and an issue of wildland/urban interface. His message to the MINUTES PAGE 3 PLANNING COMMISSION JUNE 15, 2004 applicant and others in the community is that he's willing to look at other alternatives so long as they get to the same place in the end. Chair Guthrie closed the public hearing. Commissioner Brown felt that since the Fire Chief seems confident that fire safety standards will be met, he's comfortable with this project. Commissioner Fowler and Chair Guthrie agreed it's important to let the experts make these decisions. Commissioner Brown made a motion, seconded by Commissioner Fowler approving Amended Conditional Use Permit Case No. 04-002, with one amendment to condition number four adding "Fire sprinkle the entire existing building and new addition or provide other fire protection and safety measures to the satisfaction of the Fire Chief', and adopting: RESOLUTION 04-1928 A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION APPROVING AMENDED CONDITIONAL USE PERMIT CASE NO. 04-002 FOR PROPERTY LOCATED AT 751 SOUTH TRAFFIC WAY EXTENSION, APPLIED FOR BY SANTA MARIA FM GROUP OF THE OF THE LATTER DAY SAINTS CHURCH The motion was approved on the following roll call vote: AYES: Commissioners Brown, Fowler and Chair Guthrie NOES: None ABSENT: Commissioners Arnold and Keen the foregoing Resolution was adopted this 15th day of June 2004. B. CONDITIONAL USE PERMIT CASE NO. 04-002; APPLICANT — ST. JOHN'S LUTHERAN CHURCH; LOCATION — 959 VALLEY ROAD. Staff report prepared and present by Assistant Planner, Ryan Foster. This proposal will allow an existing church to remodel and expand an existing church, consisting of a new 6,618 square -foot classroom wing, a new 1,585 square foot commons area and 20 additional parking spaces. Rob Strong received official notification today (letter dated June 4, 2004) that the property has been officially annexed into the City. In regards to parking, during their busiest days (Christmas and Easter), they have used overflow parking on an adjacent field with no problem. The Church does have it's own well and septic tank, but fire sprinklers won't reach required flows until hooked up to City water. Applicant has requested two years to complete hookup, due to permits needed from multiple agencies (US Army Corps of Engineers, CA Dept. of Fish & Game, and County of SLO). The Fire Chief has agreed to this time period. Applicant has requested waiver of Public Works' curb MINUTES PLANNING COMMISSION JUNE 15, 2004 PAGE 4 and gutter requirements. Lastly, the site plan includes a columbarium (to house ashes of the deceased). There are state standards for building this, but it is part of the CUP process and won't require future Community Development permits, even though it's not mentioned in the staff report. Parking: Commissioner Brown expressed concern that there looks like there's not enough parking for current 6000 s.f. of assembly area, and now more square footage is being added. He doesn't want to get in a situation where neighbors complain about parking. Ryan Foster explained they don't use both areas at the same time. Rob Strong added that he's worked in jurisdictions where parking is calculated based on the size of the sanctuary only. Also, Los Berros and Valley Road could be used for on street parking, but Planning Commission could require extra parking or make the project subject to parking management. Commissioner Brown favored a provision where after some time, they could review the parking situation and modify requirements as needed. Pastor Randy, of St. John's, noted they have mitigated some of the parking concern by having two services at different times. Also, the sanctuary itself is 65' by 65' (4400 sf, not 6000). Last, the new addition won't be used in "assembly fashion" (side by side); it's instead for classrooms, where seating won't have the same density. Commissioner Brown still wanted a "look back" condition, Commissioner Fowler didn't feel it necessary, and Chair Guthrie was more inclined to restrict seating to 500 seats in the sanctuary in order to restrict parking. Charles Cebulla, Architect, stated they have double the parking that City Code would require - double parking for seating in sanctuary, and the addition won't be as large as 6000 sf. Delay in hooking up to water and sewer: Commissioner Brown asked Fire Chief Fibich if, from a public safety standpoint, he felt comfortable with the two-year window, especially after multiple time extensions with Coastal Christian and their complaining about money to do what was requested. Chief Fibich answered, "Yes, it is a public safety issue - but there are several items which mitigate that concern: 1) there's a fire sprinkler system in the entire building; 2) stored, onsite water would last about 30-40 minutes, depending on the number of heads in the system. In a sprinkler system, when heads go off, they only go off in the area immediately involved in the fire (elements may only melt on two or three heads, which allows water to flow to the area in need); 3) About 600-700 feet from the Church, across the channel at Valley Road, is the last fire hydrant in the City, which will allow for hookup to fire engines. MINUTES PAGE 5 PLANNING COMMISSION JUNE 15, 2004 Chair Guthrie asked, since they're dealing with multiple bureaucracies, what if it takes more than two years to hook up to City water? Chief Fibich felt if there's a good faith effort being made, staff should try to help with the process. There was no protection at Coastal Christian, as there is here; and fire sprinklers are effective 99% of the time when they are activated. Curb and gutter/ drainage: Chair Guthrie asked why curbs and gutters are necessary when this is such an isolated property. Victor Devens answered that the City is prohibited from allowing stormwater discharge to drain onto adjacent properties. Although he's not sure where the property line ends, the request for curb and gutter is to channel discharge into the adjacent creek. Chair Guthrie asked if the curb and gutter wouldn't just collect water from the street. Mr. Devens replied they are looking for an AC dike to pipe water to the creek, (not necessarily curb and gutter). Chair Guthrie opened the hearing for public comment. Water well rights, and drainage continued: Rob Strong noted on condition number 49, the staff recommendation from Public Works is that in the event the well use is discontinued, water rights be awarded to the City (not to use, but to count as part of domestic supply:) In normal annexation, they ensure water resources are available. This property already draws on the same aquifer as the City. Mr. Devens noted if the well is destroyed, the applicant will need documents from County Health Department stating it was destroyed properly. He also noted pages were missing from distributed copies of the Conditions of Approval. Frank Drake, part of the building task force for the Church, commented they wanted to maintain the well for landscaping purposes, as they have extensive landscaping. Their preference is to maintain utilization of the well. Chair Guthrie clarified that the language is "if for any reason it's destroyed", then water rights would go to the City. It doesn't mandate the destruction of the well. Mr. Drake explained current water flow patterns and a ditch system that currently drains into the Creek. He notes there basically is only sheet flow onto their property (not off onto adjacent properties). Mr. Devens asked if they had an easement for this water flow. Mr. Drake replied he would check, and if they didn't, they would get one. There is a utility easement that runs MINUTES PAGE 6 PLANNING COMMISSION JUNE 15, 2004 parallel to Los Berros, which should have been documented in the grant deed they provided to Community Development. Chair Guthrie closed the hearing to public comment. Commissioner Fowler was comfortable with the changes, Fire Chief's remarks, curb and gutter issues, and parking. Commissioner Brown requested a two-year "look back" provision to review the adequacy of the parking. Commissioner Brown made a motion, seconded by Commissioner Fowler approving Conditional Use Permit Case No. 04-002 and adopting: RESOLUTION 04-1929 A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVE CONDITIONAL USE PERMIT CASE NO. 04-002 FOR PROPERTY LOCATED AT 959 VALLEY ROAD, APPLIED FOR BY ST. JOHN'S LUTHERAN CHURCH With amended language to condition numbers 49 (well), 60 (curb and gutter), and 86 (parking). The motion was approved on the following roll call vote: AYES: Commissioners Brown, Fowler, and Chair Guthrie NOES: None ABSENT: Commissioners Arnold and Keen the foregoing Resolution was adopted this 15th day of June 2004. A. DEVELOPMENT CODE AMENDMENT 03-008; APPLICANT — CITY OF ARROYO GRANDE; LOCATION — CITYWIDE. Staff report was prepared and presented by Associate Planner, Teresa McClish. This proposal rezones the Planned Developments PD1.1 and PD1.2 commercial areas (Kmart and Walmart shopping centers) to Regional Commercial. These areas are for the most part built out. Industrial areas along El Camino Real are rezoned to Industrial Mixed -Use, consistent with the 2001 General Plan. Chair Guthrie opened the hearing for public comment. MINUTES PAGE 7 PLANNING COMMISSION JUNE 15, 2004 Howard Mankins, 200 Hillcrest Drive, commented that the only "light industrial" property in the City includes 4-5 parcels that belong to him, alone. His first concern is there's not one permitted use for this zoning in the Code as written. To go through the Conditional Use Permit (CUP) process may take up to a year, and potential tenants don't want to wait that long to start business. They should be able to have a Code that proscribes what uses are expressly permitted, without having to go through the CUP process. Second, why eliminate retail sales, when the life of the City is retail? Farm Supply will be provide a great income to the City with their retail sales, and it should be encouraged in this district. Finally, CUP's are normally required to provide for concerns of neighbors, but his "neighbors" are just the school, freeway, and cemetery, so there shouldn't be complaints from next-door. Chair Guthrie closed the hearing to public comment. General comments: Rob Strong explained the existing Development Code has the same dilemma that all uses are by CUP only (or Temporary Use Permit). In all areas of the City, new buildings require a CUP. If tenants are just being changed in a building, there shouldn't be a problem, as long as there are no issues of parking, traffic, circulation, drainage, etc. However, the Brisco/EI Camino Real interchange is one of the busiest in the City. He hopes the CUP process for new development would only be 3-4 months. The Commission could spend time identifying uses that would only require Minor Use Permits (MUP's), which would be reported to Planning Commission and subject to appeal by the public and/or Council. If Council concurs, it would greatly simplify the current review process. Ms McClish clarified that some retail uses are allowed, such as outdoor and accessory retail. Chair Guthrie commented that given the limited amount of Industrial space available, they are trying to protect it from being overrun by retail, when there are other areas already properly zoned for retail, such that there is a place for industrial business within the City limits. Commissioner Fowler quoted page two, which states Industrial Mixed Use (IMU) is to "accommodate the personal needs of workers and business visitors". In lieu of this, several uses that are marked "not permitted" actually should be — for instance a coffee and sandwich shop for the workers' lunch breaks. The Code should be as good a reference as they can make it - not just something they rubber stamp. Changing PD to General Commercial: Commissioner Brown asked if the PD's were changed to regional commercial, would those projects go before Council? Teresa McClish replied they would not go before Council on an automatic basis, but Council would have the ability to appeal any items MINUTES PLANNING COMMISSION JUNE 15, 2004 PAGE 8 during the 10 day appeal period after Planning Commission review, so they would still have a final say if interested. Industrial District There was general discussion of Commissioner Keen's and Arnold's concerns about mixed use and the maintenance of an industrial district within City limits, respectively. Planning Commissioners expressed concern that with neither of them here, their opinions would not be voiced. Staff felt they had tried to honor those concerns in editing the Code, and that the absent commissioners would be able to speak at future meetings, since this was not a final hearing night. Tables: Planning Commission members went through Tables 16.36.020 (Regional Commercial and Industrial Mixed Use) line by line. They also reviewed Table 16.36.030-A line by line (IMU and RC columns only). Subsequent drafts will show specific changes made. Most of the changes reflect a desire to ease time constraints on applicants, by modifying requirements from CUP to MUP. IMU Design Guidelines: -Commissioner Fowler shared her concern about the wording "No outdoor display shall be located on the EI Camino Real frontage". Specifically, this would restrict businesses that offer retail products, like the lawn furniture business and Farm Supply. Rob Strong suggested they could strike the sentence from the draft if desired. -There was general discussion as to the desirability of having specific "looks" for each district (for example early 1900's in OMU district). Comments were made that part of the City's charm is the variety of architectural styles, and that some current and/or "forward thinking" architectural styles should be allowed, so it doesn't end up looking like a "cow town". No motion was made on this item. IV. NON PUBLIC HEARINGS: None V. DISCUSSION ITEMS: 1. In regards to the joint meeting of City Council and Planning Commission, tentatively scheduled for June 30, 2004, Rob Strong noted they have instead requested June 28 or some time in September. Commissioners Fowler and Keen would not be available for June 28, and consensus was to postpone the meeting to September. Commissioner Brown asked what topics City Council had requested for discussion at that meeting. Rob Strong answered City Council wanted input from the Planning Commission on the Economic Development Strategy Report for Hotels and Motels. Also, they want to discuss water use and conservation, televised meetings of the 1 1 1 MINUTES PAGE 9 PLANNING COMMISSION JUNE 15, 2004 Planning Commission, and any additional items of concern for the Planning Commission. Chair Guthrie requested that information be provided at the joint meeting to inform them how much water is currently available to the City, current water consumption amounts, and current efforts/success of conservation efforts. VI. PLANNING COMMISSION ITEMS AND COMMENTS: None. VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW-UP: None. VIII. TENTATIVE AGENDA ITEMS FOR SPECIAL MEETING JUNE 29, 2004: No Discussion IX. ADJOURNMENT: The meeting was adjourned at 9:45 p.m. on a motion by Chair Guthrie, seconded by Commissioner Brown. A ATTEST: KATHY M64bOZA, SECRETARY TO THE COMMISSION TO CONTENT: ROB STRONG, COMMUNITY DEVELOPME T DIRECTOR (Approved at PC meeting of June 29, 2004) GUTHRIE, CHAIR 1 1 J