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PC Minutes 2003-08-051 1 1 MINUTES SPECIAL MEETING - PLANNING COMMISSION AUGUST 5, 2003 CALL TO ORDER: The Arroyo Grande Planning Commission met in regular session with Chair Guthrie presiding; also present were Commissioners Arnold, Fowler and Keen; Commissioner Brown was absent. Staff members in attendance were Community Development Director, Rob Strong, Associate Planners, Kelly Heffernon and Teresa McClish, Assistant Planner, Ryan Foster, Planning Intern, Kristin Krasnove. AGENDA REVIEW: The Commission agreed to continue Tentative Tract Map Case No. 03 -003; Applicant - Phil Zeidman; Location - 125 Nelson Street to the meeting of July 15, 2003. APPROVAL OF MINUTES: The minutes of April 1 and June 3, 2003 were unanimously approved as submitted on a 4/0 voice vote, Commissioner Brown being absent. ORAL COMMUNICATIONS: None WRITTEN COMMUNICATIONS: 1. Email from Janice Dunn, 545 Dos Cerros Court, re Public Hearing Item II.A. — Camino Mercado senior apartment complex, stating her opposition to the proposed walkway behind her home. PUBLIC HEARING ITEM ILA. - AMENDED CONDITIONAL USE PERMIT CASE NO. 03 -003; APPLICANT — CENTRAL COAST REAL ESTATE DEVELOPMENT; LOCATION — 579 CAMINO MERCADO. Staff report prepared and presented by Associate Planner, Kelly Heffernon. Ms. Heffernon gave an overview of the previously approved senior housing project explaining that the applicant was requesting: • An exception for the reduction of an additional 2 parking spaces. • Approval of mitigation for tree removal not previously identified: A combination of tree replacement and payment of in -lieu fees as mitigation. Dan Hernandez, Parks & Recreation Director, spoke regarding the Tree Protection and Replacement plans. Commissioner Arnold asked for clarification on the proposed grading. Commissioner Keen asked if the Parks and Recreation Department had a specific tree replacement fund for the proposed in -lieu fees. Mr. Hernandez said there was a tree replacement fund. MINUTES PLANNING COMMISSION AUGUST 5, 2003 PAGE 2 Chair Guthrie asked about the success rate for transplanting of oaks. Ms. Heffernon said she had learned after research that transplanting should not be considered as mitigation and that the smaller the tree to be transplanted the better the survival rate. Chair Guthrie opened the Public Hearing. Tim Foley, Arborist for the applicant, spoke explaining the condition of the trees and his recommendations. The Commission discussed: • Construction easements on the City's open space property that adjoins the north and east parts of the site. • The grading and height of walls. • Concerns about tree removal in order to provide parking spaces in the upper left corner of the site (Northwest). Ray Abduner, 955 Via Los Aguilos, who lives close to the project, stated concerns regarding increased traffic; that the grade of the project driveway would be hazardous for seniors; the tree Toss had not previously been mentioned and that he felt the only public benefit would be the senior center. Earla Paulding — speaking on behalf of a group of seniors (several were present), stated seniors in this area need housing and a senior center. Russell Miller, owner of vacant lot behind the open space, had a concern with the proposed trail /path beside the open space and that 3 lots would have privacy issues; requested that the path be moved closer to the driveway or that the area be used without a path. Colleen McClain, representative for several senior groups in the County, stated seniors need to place to meet and there is nothing in the Five Cities area; seniors are being neglected. Chair Guthrie closed the Public Hearing. Commission comments: • Agreed to applicant's request for reduction of 2 parking spaces. • Asked if the grading plan could be refined to relocate the proposed public path closer to the driveway traversing the graded open space. • Against removing oaks to provide parking spaces. • Suggested a lot of planting to provide privacy for adjoining Rancho Grande residents and investigate tree replacement with 15- gallon trees instead of 5 gallon. • Look at saving trees in the upper left area of the site. 1 1 1 1 1 1 MINUTES PLANNING COMMISSION AUGUST 5, 2003 • Nice project; seniors do need housing and a senior center. Commissioner Keen made a motion, seconded by Commissioner Arnold to recommend that City Council approve Amended Conditional Use Permit Case No. 03 -003, with the following conditions: • The grading plan be refined to relocate the public path closer to the driveway traversing the slope. • Like to see more trees saved especially on the Northwest corner of the project site, and the arborist should report to City Council. and adopt: RESOLUTION 03 -1889 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL APPROVE AMENDED CONDITIONAL USE PERMIT CASE NO. 03 -003, LOCATED AT 579 CAMINO MERCADO, APPLIED FOR BY CENTRAL COAST REAL ESTATE DEVELOPMENT, INC. The motion was approved with the following roll call vote: AYES: Commissioners Keen, Arnold, Fowler and Chair Guthrie NOES: None ABSENT: Commissioner Brown the foregoing Resolution was adopted this 5 day of August 2003. Chair Guthrie opened the Public Hearing. PAGE 3 PUBLIC HEARING ITEM II.B. - VARIANCE CASE NO. 03 -003 AND LOT LINE ADJUSTMENT CASE NO. 03 -003; APPLICANT— PATRICK KENNEDY; LOCATION — 121 LE POINT. Staff report prepared and presented by Kristin Krasnove, Planning Intern. Ms. Krasnove described the proposal to reconfigure two existing legally non - conforming lots, utilize secondary access and create two lots, one of which would allow a new house. The Variance would allow for deviation from minimum lot size, frontage on a public street, and sidewalk requirement. Three neighbors spoke strongly opposing the proposal and stating their concerns if a house is built on the proposed new lot. Some of their concerns were that: • A house on this lot would block their view. • Objected to use of the private driveway. • The grading and building pad would be too close to the property line. MINUTES PLANNING COMMISSION AUGUST 5, 2003 Steve Stimac, representative, showed drawings of a proposal for a house and stated that they proposed to mimic the slope for less impact; that a small house was intended and neighbors concerns were considered; the only access to this lot would be via the private road; they were trying not to create a flag lot. Patrick Kennedy, owner of lot, stated the proposed house would only block the side view from the neighbor's house. He asked for relief of the requirement to put in a fire hydrant stating that at the Staff Advisory Committee meeting he was only asked to put in sprinklers. Chair Guthrie closed the Public Hearing. Commission Comments: • They were only considering a Lot Line Adjustment and the Variance to make the lot more conforming; this is not a Viewshed Review for building. • They would like to ensure that the neighbors concerns with losing views would be addressed. • That when the applicant applies to build the house it should go to the Architectural Review Committee (ARC) and be noticed to all properties within 150 feet. • Sidewalk should be required to extend pedestrian access to the adjoining park. • The Fire Department condition for a fire hydrant should not be altered. Mr. Strong stated that the building proposal is in the Historic Character Design Overlay District and would have to go to the ARC for consideration regardless of Viewshed Review. Commissioner Arnold made a motion, seconded by Commissioner Keen, approving Lot Line Adjustment 03 -003 and Variance Case No. 03 -003 with the amendment that any home on parcel No. 2 be subject to ARC approval and design guidelines and the sidewalk would be required, and adopt: RESOLUTION NO. 03 -1891 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH MITIGATION MEASURES, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING LOT LINE ADJUSTMENT AND VARIANCE 03 -003, LOCATED AT 121 LE POINT STREET, APPLIED FOR BY PATRICK KENNEDY The motion was approved with the following roll call vote: PAGE 4 1 1 1 1 1 1 MINUTES PLANNING COMMISSION AUGUST 5, 2003 AYES: Commissioners Arnold, Keen, Fowler and Chair Guthrie NOES: None ABSENT: Commissioner Brown the foregoing Resolution was adopted this 5 day of August 2003. The Commission reviewed Item II.D next as the applicant was present. PAGE 5 PUBLIC HEARING ITEM II.D. - PLANNED UNIT DEVELOPMENT (PUD) CASE NO. 03 -003 — 12 UNIT PUD; APPLICANT — RICK WHEELER; LOCATION - 185 & 187 BRISCO ROAD. Staff report prepared and presented by Assistant Planner, Ryan Foster. Mr. Foster explained why the Commission was being asked to reconsider a condition of approval regarding an affordable housing requirement for three (3) moderate - income units on -site for a 12 -unit PUD and consider the applicant's request for an in -lieu fee payment of 6% of construction costs instead. Chair Guthrie opened the Public Hearing. Rick Wheeler, applicant, explained why he believed he should be allowed to pay the in- lieu fee in place of the affordable housing requirement. Tom Reynolds, 586 Valley Road and Representative for the Cemetery District, said they had a concern about how the drainage facility would be handled and whether it would be sufficient in heavy rain. Mike Linn, Public Works, said the design would have to comply with the conditions. Mr. Wheeler described the drainage being designed by Cannon and Assoc. stating that it will direct all water into an underground basin system, where it will recharge the water table. Chair Guthrie closed the Public Hearing. The Commission agreed that in consideration of all the choices presented it would be better to take the in -lieu 6% fee, that it was a reasonable compromise and the fees were appropriate. Commissioner Keen made a motion, seconded by Commissioner Fowler to modify Resolution No. 03 -1873, changing Condition of Approval #7 as amended. The motion was approved with the following roll call vote: AYES: Commissioners Keen, Fowler, Arnold, and Chair Guthrie NOES: None ABSENT: Commissioner Brown MINUTES PLANNING COMMISSION AUGUST 5, 2003 PUBLIC HEARING ITEM II.C. - PLANNED SIGN PROGRAM CASE NO. 03 -003; APPLICANT — FLOURESCO LIGHTING & SIGNS; LOCATION — 330 TRAFFIC WAY. Staff report prepared and presented by Assistant Planner, Ryan Foster. Mr. Foster gave the background information on the proposed Planned Sign Program for Mullahey Ford. Chair Guthrie opened the Public Hearing, and upon hearing no public comments, he closed the Public Hearing. Commission Comments: • They thought the proposed changes to the signs would be a great improvement. Commissioner Fowler made a motion, seconded by Commissioner Arnold to approve Planned Sign Program Case No. 03 -003, and adopt: RESOLUTION 03 -1892 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING PLANNED SIGN PROGRAM 03 -003, APPLIED FOR BY FLOURESCO SIGNS, FOR MULLAHEY FORD, LOCATED AT 330 TRAFFIC WAY The motion was approved on the following roll call vote: AYES: Commissioners Fowler, Arnold, Keen and Chair Guthrie NOES: None ABSENT: Commissioner Brown the foregoing resolution was adopted this 5 day of August. PAGE 6 NON - PUBLIC HEARING ITEMS III.A. - PLANNING COMMISSION RESOLUTION OF INTENTION TO INITIATE THE TRAFFIC WAY DEVELOPMENT CODE AMENDMENT AND DESIGN GUIDELINES AND STANDARDS. Staff report prepared and presented by Associate Planner, Teresa McClish. Mr. Strong gave an overview of Traffic Way Development Code Amendment stating that preliminary issues to be considered included designation of the zoning district as Traffic Way Mixed Use (TMU), uses and standards for auto - related retail sales and services, design guidelines and standards promoting architectural character from the 1920's — 1970's. The tentative work schedule would include a Workshop on August 14, Staff Advisory Committee meeting on August 27, ARC meeting on September 8, Planning Commission consideration on September 16 and City Council consideration beginning in October 2003 Commissioner Arnold made a motion, seconded by Commissioner Keen to approve a resolution to initiate Development Code Amendment Case No. 03 -006 to revise the 1 1 1 1 1 MINUTES PLANNING COMMISSION AUGUST 5, 2003 zoning regulations and the map for the Highway and General Commercial and Village Mixed Use Districts in the vicinity of Traffic Way and Station Way to Traffic Way Mixed - Use and revise Design Overlay District 2.11 Guidelines and Standards. The motion was unanimously approved with a 4/0 voice vote, Commissioner Brown being absent. DISCUSSION ITEMS: None PLANNING COMMISSION ITEMS AND COMMENTS: None COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP: Mr. Strong said the Community Development Department had recently had numerous requests from applicants in the Bennett, Cornwall /Faeh Street area, seeking to utilize the antiquated "Western Addition" subdivision lots enabling two homes on the typical 50 x 100 -150 ft lots on two 25 -foot lots. He asked the Commission if they would like to have a study session to consider these potential changes to the area and have staff prepare some design standards. The Commission asked staff to return with a study and proposals and stated that they also had concerns. ADJOURNMENT: The meeting was adjourned at 9:00 p.m. on a motion by Commissioir Fowler, seconded by Commissioner Keen and unanimously approved. ATTEST: L REARDON- SMITH, COMMISSION CLERK AS TO C • NTE T: ROB TRONG, COMMUNITY DEVE • PMENT DIRECTOR PAGE 7 MES GUTHRIE, CHAIR