PC Minutes 2002-03-05MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
MARCH 5, 2002
CALL TO ORDER
The Arroyo Grande Planning Commission met in regular session with Chair Costello
presiding. Present were Commissioners Brown, Fowler, Guthrie, and Keen. Also in
attendance were Community Development Director Rob Strong, Associate Planner
Kelly Heffernon, Associate Planner Teresa McClish, and Public Works Engineering
Assistant Rodger Olds.
APPROVAL OF MINUTES - None
ORAL COMMUNICATIONS
Dean Coker, Senior Planner, Castlerock Development presented a report on
proposed TTM 01-001/PUD 01 -001, otherwise known as Tract 1998, regarding
the final stages of development of Rancho Grande and the exploration of an
alternative location for the 36 home project, specifically Rancho Grande Park site.
WRITTEN COMMUNICATIONS
1. Correction to Exhibit 'A', Conditions of Approval for Conditional Use Permit
Case No. 02 -002, La Tapatia Restaurant, 504 East Grande Avenue.
2. Memo from Public Works to Community Development regarding CUP 00 -019
and Tentative Parcel Map 00 -007 (Long's Project) requesting modification of
two conditions.
NON PUBLIC HEARING - VARIANCE CASE NO. 01 -005; APPLICANT - BRIAN
STOTE; LOCATION - 1249 MONTEGO - RESOLUTION OF DENIAL
Commissioner Guthrie made a motion, seconded by Commission Fowler, to adopt
the Resolution denying Variance Case No. 01 -005 in accordance with the actions
of the Commission at its meeting of February 19, 2002:
RESOLUTION NO. 02 -1833
A RESOLUTION OF THE CITY OF ARROYO GRANDE
PLANNING COMMISSION DENYING VARIANCE CASE NO.
01 -005 TO EXCEED THE FLOOR AREA RATIO (FAR) FOR A
SINGLE FAMILY RESIDENCE, LOCATED AT 1249
MONTEGO STREET, APPLIED FOR BY BRIAN STOTE
AYES: Commissioner's Brown, Fowler, Keen, Guthrie and Chair Costello
NOES: None
ABSENT: None
The foregoing resolution was adopted this 5th day of March 2002
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PUBLIC HEARING — CONDITIONAL USE PERMIT CASE NO. 02 -002, APPLICANT —
EFRAIN RANGEL; LOCATION — 504 EAST GRAND AVENUE. Staff report by
Teresa McClish.
Ms. McClish explained that the applicant wished to include a restaurant within the
existing La Tapatia market and that the Development Code requires any change in
use at a converted gas station to be addressed as a Conditional Use Permit. She
further stated that within the existing market the applicant proposes to serve hot
food and include approximately 300 square foot dining area indoors; additional
seating is proposed on the approximately 500 square foot outdoor area in
combination with additional landscaping and planters. The parking area will be
restriped, new perimeter landscaping will be installed and the sidewalk and
driveway approaches modified in accordance with City standards. There are no
proposed changes to the building exterior.
Signage at the site consists of a 20 -foot tall pole sign and a wall sign that are non-
conforming and are required to be removed with Condition of Approval No. 5. The
owner of the property, Time Oil, has agreed to remove the pole sign. As the wall
sign has historically been used for a market and the size of the lettering has not
been changed, the applicant is requesting an exception to Condition No. 5 for
approval of the wall sign. Condition No. 15 to remove the overhead utilities along
Grand Avenue will be addressed in the Grand Avenue Project. Staff recommends
that the applicant be given a one -year time period to complete the improvements.
Commissioner Guthrie asked if the portable storage unit behind the building on Oak
Street was going to remain. Ms. McClish said it had not been included in the
Conditional Use Permit.
PUBLIC COMMENT
Efrain Rangel, the applicant, spoke with David Zubin, the interpreter, translating at
the same time. Mr. Rangel said he had been quoted a number of different prices
for the project applications and did not understand why. He further stated that the
lettering on the wall sign had been changed, but the size of the sign had not been
changed. He then described the process they had gone through with the City
expressing frustration by the procedure.
Chair Costello asked the applicant if he understood the Conditions of Approval for
the Conditional Use Permit. Mr. Rangel said he did not understand the Conditions
of Approval.
Chair Costello advised: the applicant that the project would be tabled to give them
time to study the Conditions of Approval. Mr. Rangel agreed to do this.
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Anna Marie Michand, 4486 12` Street, Guadalupe, La Tapatia Market, said she
began to help Mr. Rangel with the project about halfway through the process of
applying for the permit. Ms. Michand said there had been a lack of communication
with the City and that Mr. Rangel had spent a lot of money trying to conform to
what was required.
Tabled to the end of the meeting.
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PUBLIC HEARING — AMENDED CONDITIONAL USE PERMIT CASE NO. 02 -001,
APPLICANT — DEBLAUW BUILDERS INC; LOCATION — 1070 EAST GRAND
AVENUE.
Continued to the regular Planning Commission meeting of March 19, 2002 due to
noticing error.
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 00 -019; APPLICANT —
E. F. MOORE & CO; LOCATION — SOUTHEAST CORNER OF EAST GRAND
AVENUE AND COURTLAND STREET. Staff Report by Kelly Heffernon.
Ms. Heffernon said this project has been reviewed several times as a Pre -
Application over the past two years and has been revised in response to comments
from the Architectural Review Committee, Planning Commission and City Council.
Similar to previous submittals, the project involves constructing a commercial
shopping center, including a Longs Drugstore and two specialty retail buildings with
103 parking spaces. The site plan identifies two possible future access points to
the adjacent property, which if installed, would eliminate five parking spaces. The
intent of showing this is to demonstrate how the circulation and integration might
work with the adjacent commercial property, consistent with the East Grand
Avenue Enhancement Plan.
Different from previous submittals, the applicant proposes to dedicate or sell the
back half of the 6 -acre property to the City for purposes of expanding the existing
drainage retention basin to include a broader drainage area. Also different from
earlier submittals, the buildings are located closer to the East Grand Avenue
frontage; the architecture has been changed to a "Contemporary Mediterranean"
style; and an ATM kiosk is located in the entrance plaza area.
The project is mostly in compliance with the General Commercial site development
standards given the proposed lot configuration, except for the rear setbacks of
Parcels 2 and 3, the height of some of the tower elements, and the lot depth of
Parcels 2 and 3. A Variance is therefore required to approve the project as
proposed, which the applicant intends to submit for consideration at the Planning
Commission's April 16, 2002 meeting: Otherwise the project is consistent with
previous Planning Commission and Council direction.
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In response to the ARC comments in February the applicant returned to the ARC
March 4 to review revised color samples, architectural details on the north and east
side of Building "B ", and a revised landscape plan. The ARC was satisfied with the
revisions, but further recommended that the Planning Commission add a condition
to place a couple more trees within the parking area along the east side of the
drugstore, and to plant several Coast Redwoods between the Australian Willows
along the south and east property lines.
Public Works would like to amend Condition of Approval No. 16 to read "Inspection
Agreement" instead of "Improvement Agreement ", and to add a mitigation measure
regarding payment of fair share costs for the Ash Street sewer upgrade, as stated
in the memo to Planning Commission tonight.
The Planning Commission had questions with respect to the turn lanes and
driveways into the project.
Rob Strong explained that Long's was originally envisioning a driveway exclusive to
their property, but now they are facilitating two shared driveways that may
connect to the developed property at the corner and that might enable driving from
Courtland Street to Juniper Street through the parking lots of the three properties.
Commissioner Guthrie asked how large the retention basin was proposed to be.
Rob Strong replied that it would be triple the capacity and double the area and
because the existing Poplar ponding basin is severally undersized it will be
marginally adequate. He then gave the Planning Commission an update on the
Poplar ponding basin progress.
Chair Costello noted there were no conditions for the buildings to be sprinkled.
Rob Strong said all of the commercial buildings would be required to be sprinkled.
Chair Costello said he had a further concern with the mitigation of water use for all
future projects and how effective the programs were that are already in place to
minimize water use in general. He asked if there is enough water to permit this
type of growth and other infill growth in the City and how much water we have.
Rob Strong replied that this type of development would be a very low water
consumer. He further stated that it is not extensively landscaped and not
envisioned to have tenants who will be high water consumers. Older commercial
and larger scale residential developments would achieve much better results from
retrofit. He further stated that there is adequate water supply for this development
and the foreseeable needs for infill. He said he believed it would be 10 -15 years
before population buildout (20,000) would be approached. Additional water
studies in terms of the resources of both Lopez and groundwater will be
forthcoming and they could decrease or increase.
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PUBLIC COMMENT
Chris Finn, Long's Drug Representative, and Ted Moore Applicant for the project,
presented a brief background, history and update on the proposed development.
Commissioner Fowler noted that the trash container seemed a long way from the
commercial buildings.
Ted Moore stated that because the buildings were up front the trash containers
could not be, but the tenants would just have to carry their trash a short distance.
Commissioner Brown asked if less sales tax revenue was anticipated because of
the reduction in the Long's store size.
Ted Moore said that average store sales are still the same even with the smaller
size as the less profitable lines are eliminated.
END OF PUBLIC COMMENT
Commissioner Guthrie-
- He thought this was a better project than the previous one and would provide a
good entrance to the City.
He was disappointed that there would not be a combined driveway although he
understood it would not be possible.
- When the City reviews the development of the retention basin he hoped they
would leave enough space for a pedestrian access path from the Berry Gardens
and Ash Street area.
Commissioner Fowler said the project was much improved from the previous
submittals.
Commissioner Brown complimented staff and the applicant on their fortitude with
this project, but still had concerns that-
- This project would not add to the retention or expansion of local business.
- The sales tax revenue and thought it had been wrongly stated previously.
- The architectural renderings and the actual product would be the same.
Commissioner Costello stated that the applicant had been very patient coming back
to the Commission several times and that the project is now a very worthwhile
one.
The following motions were made:
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PLANNING COMMISSION
MARCH 5, 2002
A motion was made by Commissioner Fowler, seconded by Commissioner Keen, to
approve Conditional Use Permit Case No. 00 -019, with a modification to add a
mitigation measure for the payment of fair share costs for the Ash Street Sewer
upgrade as identified in the Wastewater System Master Plan, and adopt:
RESOLUTION NO. 02 -1829
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE ADOPTING A NEGATIVE
DECLARATION, INSTRUCTING THE SECRETARY TO FILE A
NOTICE OF DETERMINATION, AND APPROVING CONDITIONAL
USE PERMIT CASE NO. 00 -019, LOCATED AT 1405 EAST
GRAND AVENUE, APPLIED FOR BY E. F. MOORE & CO.
AYES: Commissioner's Brown, Fowler, Keen, Guthrie and Chair Costello.
NOES: None
ABSENT: None
The foregoing resolution was adopted this 5 day of March 2002.
A motion was made by Commissioner Fowler, seconded by Commissioner Guthrie
approving Vesting Tentative Parcel Map Case No. 00 -007 with an amendment to
Condition No. 16 that "Inspection Agreement" be changed to "Improvement Agreement ",
and adopting:
RESOLUTION NO. 02 -1830
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE
PARCEL MAP CASE NO. 00 -007, LOCATION AT 1405 EAST
GRAND AVENUE, APPLIED FOR BY E. F. MOORE & CO.
AYES: Commissioner's Brown, Fowler, Keen, Guthrie and Chair Costello.
NOES: None
ABSENT: None
The foregoing resolution was adopted this 5 day of March 2002.
PAGE 6
PUBLIC HEARING CONTINUED - CONDITIONAL USE PERMIT CASE NO. 02 -002,
APPLICANT - EFRAIN RANGEL; LOCATION - 504 EAST GRAND AVENUE.
Ms. McClish said the applicant had reviewed all of the Conditions of Approval and
has concerns with overhead utilities, the sidewalk and the signage.
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PAGE 7
Rob Strong addressed the mutual lack of communication between the applicant and
staff, saying this site was formerly a service station and had been converted to a
market without a Conditional Use Permit. La Tapatia wanted to expand on the deli
and a Conditional Use Permit was required (and should have been previously required
when the change from the service station to the market took place). Staff is
recommending the wall sign be allowed, because it is a continuation of a previously
legally non - conforming use and not substantially out of compliance. He further
addressed the landscaping and the sidewalk.
John Sanchez, Architect, spoke saying he had redesigned the plans for the applicant
and they now showed:
- More than enough parking.
24 -feet back -up parking spaces - all standard stalls.
The right amount of parking for the interior seating.
- They would like to keep the pole sign; it should grandfathered in.
Commissioner Guthrie asked about the storage unit on the property. John Sanchez
said it is removable if there is a requirement to do so.
Chair Costello asked staff for clarification on the conditions and improvements the
applicant would be required to complete. Ms. McClish replied:
- A 3 -ft berm to screen parking within the landscape area.
- New sidewalk, curb and gutter, adjoining the landscape area from the driveway
to the corner.
The applicant is requesting that the wall sign and the legally non - conforming pole
sign remain.
The applicant is asking for removal of the requirement for the undergrounding of
the overhead utilities.
Darlene Mack, Real Estate Broker and representative for Time Oil, spoke giving some
of the history of the signs and saying that if the project is not approved in a timely
manner the applicant's beer and wine license may be in jeopardy.
Anne Marie Michand stated that the applicant would like to keep the pole sign to
attract business and is an important factor to them.
PUBLIC COMMENT CLOSED
The Planning Commission had an extensive discussion about the signs and
undergrounding of overhead utilities.
Commissioner Guthrie said he thought the pole sign should be removed, but the wall
sign was acceptable.
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Commissioner Keen said due to safety concerns and part of the City undergrounding
planning that is already in effect for East Grand Avenue, Condition #15 should be
deleted and Condition #16, the sidewalk and curb requirement, should be completed.
The non - conforming pole sign should be conditioned to remain for a period of time,
but not be grandfathered in.
Commissioner Fowler had no problem with the wall sign and thought the applicant
should be allowed to keep the pole sign for a period of time.
Commissioner Brown stated that the wall sign was acceptable, but the non-
conforming pole sign should not allowed to remain for any period of time.
Chair Costello suggested a change in the language for Condition No. 5.
Commissioner Keen also expressed concern with the storage shed on the property;
he noted it looked unattractive and should be removed.
Commissioner Keen made a motion, seconded by Commissioner Fowler, to approve
Conditional Use Permit Case No. 02 -002 with the following amendments to Exhibit
'A':
1. Condition No. 5 to read: "The existing pole sign shall be removed within two
years. The applicant shall submit a sign application prior to installing new
signage."
2. Strike condition No. 15, regarding undergrounding existing overhead utilities.
3. Add a condition that states: "The portable storage building shall be removed
within two years of date of approval.
4. Condition No. 10, should read: "The applicant shall include City approved
street trees in planting areas to match the diagram submitted by "Sanchez -
Chew and Associates" (Exhibit B1), and adopt:
RESOLUTION NO. 02 -1828
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE APPROVING CONDTIONAL USE PERMIT
CASE NO. 02 -002, LOCATED AT 504 EAST GRAND AVENUE,
APPLIED FOR BY EFRAIN RANGEL AND FABIAN LOPEZ, LA
TAPATIA MARKET AND DELI
AYES: Commissioner's Fowler, Guthrie, Keen, and Chair Costello
NOES: Commissioner Brown
ABSENT: None
The foregoing motion was adopted this 5th day of March 2002.
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DISCUSSION ITEMS
None
PLANNING COMMISSION ITEMS AND COMMENTS
None
PAGE 9
COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP
REPORTS.
Rob Strong noted that LAFCO had completed its first Sphere of Influence update
study for the City of Pismo Beach. He distributed a copy of the report and a copy
of his comment letter to the Planning Commission for their review explaining that
the comment period ends March 14, 2002; any comments would have to be
submitted to LAFCO by April 18 when LAFCO will meet again. He further stated
that the City intends to work with LAFCO starting in May to begin the City of
Arroyo Grande's sphere update study.
The Planning Commission agreed to add this item for discussion to the next regular
Planning Commission meeting of March 19, 2002.
Rob Strong then gave the dates and times for the Historic District Design
Guidelines workshops scheduled for April and May, 2002.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned
at 10:15 p.m. on a motion by Chair Costello, seconded by Commissioner Fowler, and
unanimously carried.
ATTEST:
Lyn Reardon - Smith, Commission Clerk
Rob Strong,
Community Development i rector
Joseph M. Costello, Chair
LY/'
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