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PC Minutes 2002-01-151 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 Planners Kelly Heffernon, Teresa McClish, and Public Works Engineering Assistant Rodger Olds. APPROVAL OF MINUTES There were no additions or corrections to the minutes of the regular meetings of November 6, 20, and December 4, 2002 /The minutes were approved as prepared on a motion by Commissioner Fowler, seconded by Commissioner Brown and unanimously carried. ORAL COMMUNICATIONS - None The following action was taken: MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION JANUARY 15, 2002 WRITTEN COMMUNICATIONS 1 Correction to Exhibit 'A' for resolution 02 -1818 for the approved office building at 136 Bridge Street (Non - Public Hearing - Time Extension Case No. 01 -005). 2. Letter from Harry and Adeline Bottorff, 1218 Montego Street, referencing public hearing agenda item II. C. for applicant Sprint PCS, Conditional Use Permit 01 -007. 3. Letter from Bill McCann, Chairman of "Citizens' Committee for the Conservation of Local Agriculture" (CCCLA), referencing Arroyo Grande Citizens' Petition for Referendum PUBLIC HEARING - AMENDED TENTATIVE TRACT MAP CASE NO. 01 -001; APPLICANT - VILLAGE GLEN HOMES, LLC; LOCATION: TRACT 2265, JAMES WAY. Staff report - Teresa McClish, Associate Planner Ms. McClish said in December 1999 the Planning Commission approved Vesting Tentative Tract Map 2265 and Planned Unit Development 96 -563 located north of James Way near Mesquite Lane. Condition No. 88 requires that private pumping systems be required for domestic and fire flows for Lot 41. The applicant is requesting to eliminate the condition because it is not anticipated that the school will be built for another three years and maintenance of the pumps during that time would serve no purpose. Staff has reviewed the application and agree that as long as the applicant installs a pump for irrigation at the school site, the pump system required for domestic and fire flows can be installed by the school district when the site is developed. Gary Young, Applicant, read a letter to the Planning Commission from Mike Sears, Deputy Superintendent, Business, Lucia Mar School District: A motion was made by Commissioner Keen, seconded by Commissioner Fowler, to approve the Amended Tentative Tract Map 2265 including Exhibit 'A' and the modification to Condition of Approval No. 88, and adopt: MINUTES Planning Commission January 15, 2002 RESOLUTION NO. 02 -1817 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP AMENDMENT CASE NO. 01 -001, TRACT 2265, VILLAGE GLEN AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None the foregoing resolution was adopted this 15` day of January 2002. Page 2 PUBLIC HEARING - CONDITIONAL USE PERMIT 01 -009; APPLICANT - TERRY FOWLER; LOCATION: 212 MILLER WAY, (CONTINUED FROM DECEMBER 4, 2001 MEETING). Staff Report - Kelly Heffernon, Associate Planner. Ms. Heffernon spoke, saying as directed by the Planning Commission on December 4t the applicant has submitted a revised site plan showing that the circular driveway can accommodate the three additional guest parking spaces outside of the front setback area. The spaces will be delineated with white striping and parking bumpers. Because of the safety issues discussed during the previous public hearing, directional signage is also required for the two driveway access points, with the northern access serving as an entrance only, and the southern driveway limited as an exit only. Other than these amendments, the conditions of approval remain unchanged from the Commission's previous review. She further recommended that the Planning Commission adopt a Resolution approving Conditional Use Permit 01 -009 subject to the revised conditions of approval. Commissioner Guthrie commented that the driveway had three parking spaces with bumpers, but that on the photographs showing the parking, there were four cars parked in the driveway. Ms. Heffernon said that the photograph was showing that four cars could be parked if necessary, and that there was more than adequate room for a fourth car and maneuvering. Commissioner Brown said for safety reasons he would like to see no parking on Miller Way and he would like this to be a condition of approval. Ms. Heffernon said a request for no parking on the street would have to go to the Traffic Commission first. Commissioner Brown said he could not approve this use without this condition. Ms. Heffernon said the applicant only has to provide two parking spaces in the driveway, but in fact has three parking spaces delineated. Terry Fowler, the Applicant, spoke explaining the parking in more detail. 1 1 1 1 MINUTES Planning Commission January 15, 2002 Page 3 Commissioner Keen thanked the applicant for returning to the Planning Commission with the requested information and said that the revised site plan clarified the parking. PUBLIC COMMENT John McGrath, 227 Miller Way, spoke saying he had concerns with the steep grade of Miller Way and thought there should be no parking on this street. Doug LeSage, 297 Miller Way, spoke asking if this was the correct zoning for this type of a business, and stating that he considers this road to be too narrow to have parking on both sides of the street. In addition, he wanted to know if the room over the garage had a permit for a second residential unit. END OF PUBLIC COMMENT Rob Strong clarified that the current General Plan classification is Low Density is Single Family Residential and the Bed and Breakfast Conditional Use Permit can continue as a valid use with a Home Occupation Permit. Commissioner Brown said even though he had no problem with the concept of a bed and breakfast he could not approve this project because he could not approve all of the findings, referencing No. 5, that "the proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity ". Commissioner Fowler thought a bed and breakfast was a great use for this house, but she did have some concerns about the on- street parking. However, she had spoken to a neighbor of another local bed and breakfast and was told that there was less trouble with the guests of the bed and breakfast, with regard to the parking, than there was with the neighbor's parking. Commission Keen commented if there was "no parking" how far should this be taken on Miller Way, some of the residents may not want to have "no parking" on this street. Commission Brown said he would leave that up to the discretion of Public Works. Commissioner Guthrie spoke saying he thought that guests of the bed and breakfast would not park on the street as they usually want to protect their car. He commented that a Condition of Approval for parking cannot be made for a public street and it would have to go to Traffic Commission. Chair Costello said that the applicant had shown that there can be adequate parking to meet the requirements. He had no objection to this project and he believed that all the findings could be met. Commissioner Guthrie asked if occupancy of the room over the garage was allowed under the Conditions of Approval? MINUTES Planning Commission January 15, 2002 Page 4 Ms. Heffernon said at this time the Building Permit does not allow for occupancy of the room above the garage. If the applicant wishes to have occupancy of this room they would have to return for a secondary residence use permit. Commission Guthrie made a motion, seconded by Commissioner Keen, to approve the Conditional Use Permit including Exhibits 'A' and 'B' as submitted, and adopt: RESOLUTION NO. 01 -1812 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDTIONAL USE PERMIT CASE NO. 01 -009, APPLIED FOR BY TERRY P. FOWLER AYES: Commissioners Fowler, Guthrie, Keen and Chair Costello NOES: Commissioner Brown ABSENT: None the foregoing resolution was adopted this 15 day of January 2002. PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 01 -007; APPLICANT - SPRINT PCS; LOCATION: 200 HILLCREST DRIVE (RESERVOIR NO. 2). Staff Report - Kelly Heffernon, Associate Planner. Ms. Heffernon said Sprint is proposing to install a telecommunications facility at City Reservoir No. 2 located off Hillcrest Drive. The installation of this new facility will include replacing the existing City -owned lattice structure with a 75 -foot tall monopole, relocate all operating antennas from the lattice tower and water tank to the new monopole, and placing two equipment cabinets all within a 288 square -foot lease area, enclosed with a 7- foot tall masonry wall. The monopole would be camouflaged as a pine tree to blend in with the existing mature pine trees surrounding the water tank. The monopole facility will consist of six PCS panel antennas arranged in three sectors of two panels each. The height of the monopole is necessary to receive and send signals at the proper radio frequency without interference from the existing pine trees. The site is highly visible from the Highway 101 corridor, from the surrounding residential development, and the adjacent Elementary School. Sprint originally proposed to co- locate its antennas onto the Nextel monopine, but because of the visual impacts associated with siting a potentially 90 -foot tall facility, Sprint resubmitted to show a separate pole on the west side of the water tank. Nextel is expected to resubmit their project plans sometime within the next month or so. Both projects will be conditioned to relocate the City's antennas onto the new facility, and the project that is first issued a building permit will be responsible for the relocation of the City's communication antennas. Commissioner Guthrie commented that although they had been supplied with the color photo simulations when he had visited the site it was difficult to get a point of reference to judge the height of the monopole. 1 1 1 1 MINUTES Planning Commission January 15, 2002 Chair Costello asked if the Telecommunication Facilities Siting and Permit Submittal Requirements had been adopted and does Sprint need to meet these requirements. Ms. Heffernon said they had been adopted by City Council November 27, 2001 after Sprint had applied for their initial application and that they had met the requirements requested. Commissioner Fowler asked if additional trees would be requested? Ms. Heffernon said that Parks and Recreation did not ask for any conditions. In addition, the Telecommuncations Wireless Siting workshop clarified that tall trees are not desirable as they may block the signals from the pole. PUBLIC COMMENT Ms. Emerson replied that it was. Page 5 Leah Emerson, representative with Tacit Communications, thanked staff for supplying them with the Guidelines and then gave an update and the history of their application. Commissioner Keen asked if Attachment No. 6 (an email) in the Staff Report was the response to the requirement that "No monopole or towers shall be installed on top of an exposed ridgeline or prominent slope when alternative sites are available ". Commissioner Keen stated that one of the examples in the attachment referring to the facilities located on the roof of Trader Joe's was not a good example of height. Commissioner Keen said that he thought the Fire Department also had a concern that the signals might cause interference for them. Rodger Olds, Public Works, said that it was the Nextel proposal that had been a concern. Commissioner Keen asked if Sprint or Nextel would be bearing the cost of meeting the required conditions? Ms. Emerson said they would be working together with Nextel. In addition, they would be happy to landscape around the site for screening. Dr. Scott Adams, 1222 Montego Street, spoke saying he had concerns with the following: • He lives closest to the site of the proposed monopole and is concerned about safety and aesthetics. • There is an Elementary school close by and children pass several times a day. • There are no attennas that are attractive. He went on to say that the demonstration balloon showed that the pole would be up above the trees and that the slope does not diminish the height of the pole. He showed a photograph he had taken of the balloon that had been previously placed at the site for Nextel. MINUTES Planning Commission January 15, 2002 Commissioner Guthrie asked what choices were available for using another site? Page 6 Benadene Duffin, 1398 Newport Avenue, had concerns with health and safety. Wendy Beckham, 220 Hillcrest, spoke saying she had concerns with health and safety. Carie Randolph, 1310 Sierra Drive had concerns with: • Health and safety. • Increase in traffic. • Generator noise. Commissioner Brown asked about the letter to the Planning Commission that had a concern about the interference with TV reception. Ms. Emerson said she could ensure that there would not be interference to TV reception from their monopole because of the different frequency. With regard to traffic there would only be routine maintenance vehicles visiting the site once or twice a month. Ms. Emerson said they had done a lot of research and this was the best site. The monopine would be 70 feet tall and located next to existing trees 69 feet in height. Chair Costello spoke saying with respect to the Telecommunication Facilities Siting and Permit Submittal Requirements- • Were any other alternative sites, not listed in Attachment 6, considered and what were the pros and cons. Do you have the coverage rings to demonstrate this? • What is the foundation windload on your tower? • What kind of services are being provided? • Where are the habitable structures within 500 feet listed? • What is the total antenna capacity for the proposed project? Chair Costello said he could not see the answers to these requirements. Some of the views shown in the pictures, showing the height of the pole are pleasing and some are not. He said the information provided was inadequate for him to make a decision. Specifically he would like to see what alternative sites were looked at and what makes them inappropriate. Ms. Emerson said the best thing they could do would be to come back to the Planning Commission with more information. Ronald Nishida, 122 Avenida de Diamante asked if the City water tanks effect the height of the pole? Ms. Emerson said the water tank has no effect on the radio transmission. Sprint RF signals cannot go through foliage, which is why the proposed monopole height is required. 1 1 1 1 MINUTES Planning Commission January 15, 2002 John Lange, 146 Avenida de Diamante spoke, saying that a survey showing all residences within 500 feet of the proposed site should not be difficult to do, and existing aerial photos could be used. END OF PUBLIC COMMENT Page 7 Commissioner Brown spoke saying there is probably not a site in Arroyo Grande that everyone would agree to. This is a new area for us and we are in the middle of a learning process. However, he believed that more information should be supplied to satisfy the submittal requirements. Commissioner Fowler also had concerns that the requirements had not been met, but thought this was a good site for this monopole. Commissioner Keen thought it was a good site also, but he had a problem with the height of the knoll with the tower on top. He said the applicant needs to go through the requirements and give the City all of the information. Commissioner Guthrie spoke saying more information was required on alternative sites, the survey, the capacity and the potential of co- location. After some discussion the Planning Commission said they had concerns that the submittal requirements had not been met and that the applicant had not supplied all of the required information satisfactorily with respect to the adopted Telecommunication Facilities Siting and Permit Submittal Requirements. Rob Strong suggested the applicant supply an aerial photograph plus the requirements and an analysis of the alternative sites considered. The following action was taken: Commissioner Guthrie made a motion, seconded by Commissioner Brown, requesting that the applicant return to the Planning Commission with the required information and that the Public Hearing for the project be re opened at the meeting of February 19, 2002. The motion was approved with a unanimous voice vote. PUBLIC HEARING - DEVELOPMENT CODE AMENDMENT 01 -002; TENTATIVE PARCEL MAP 01 -001; AND CONDITIONAL USE PERMIT 01 -001; APPLICANT - CITY OF ARROYO GRANDE; LOCATION: JAMES WAY AND COLLADO CORTE. Staff Report - Kelly Heffernon, Associate Planner. Ms. Heffernon spoke saying the proposed project consists of three separate applications. The first is a Development Code Amendment to modify the Zoning Map from Public Facilities to Residential Suburban (RS) for a 1 .40 -acre portion of the Park located on the north side of Collado Corte. The second application is a Tentative Parcel Map to subdivide that 1.40 -acre property into three single - family residential lots. The third application is a Conditional Use Permit to develop the remaining 8.6 acres of the property as a community park. MINUTES Planning Commission January 15, 2002 The recent General Plan Update included a change in land use for this 1 .40 -acre property from Public Facilities to Low- Medium Density Single - Family Residential. The environmental impacts associated with this land use change were evaluated in the Program Environmental Impact Report for the General Plan Update. Last Tuesday, the City Council approved a Resolution to abandon the residential portion of the park in order to eventually sell the lots and use that money for park construction. The park has been planned on this site for over 10 years but the City has lacked sufficient funding for park development. The proposed subdivision would create three residential lots consisting of one .6 -acre parcel, and two .4 -acre parcels. Changing the zoning designation from PF to RS is consistent with the new Low- Medium land use designation, since the density for both is 2.5 dwelling units per acre, and the proposed density is 2.1 dwelling units per acre. The Rancho Grande Park Development Plan integrates the amenities of a "passive park ". Improvements include a main park access off of James Way with 61 parking spaces, pedestrian walkways throughout the site, basketball and volleyball courts, baseball diamond, playground area, horseshoe pits, picnic tables, barbeque areas, and restroom facilities. Plans have been prepared for grading, drainage, utilities, lighting, landscaping and irrigation. The project construction would be phased over a three to four year time period, with construction bids tentatively scheduled to go out next month and construction to begin sometime in the spring. Because the property is actually not included as part of the Rancho Grande Planned Development, the City Council is only required to take action on the Development Code Amendment. The Development Code Amendment must first be approved before the Parcel Map can be formally approved. Therefore, the Resolution approving the Tentative Parcel Map is written such that any action taken by the Planning Commission tonight is contingent upon future Council approval of the Development Code Amendment. The Conditional Use Permit is final at the Planning Commission level. In conclusion, staff recommends that the Planning Commission adopt the attached three Resolutions, thereby recommending approval of the Development Code Amendment to City Council, and approving the Tentative Parcel Map and Development Plan for Rancho Grande Park subject to the conditions of approval. PUBLIC COMMENT Page 8 Karen Lange, 146 Avenida de Diamante, said their property was located next to the proposed subdivision and she was a concerned if the setbacks would be adequate to retain their view. She requested a buffer zone of 20 -30 feet. Ms. Heffernon said there is no buffer zone, but the setbacks are 20 feet. Dan Hernandez, Parks and Recreation Director spoke, giving a brief overview of the timeline for the park. Jim Suovanen, 422 Collado Corte, real estate broker, spoke saying: 1 1 1 1 MINUTES Planning Commission January 15, 2002 END OF PUBLIC COMMENT area. Page 9 • The concept of the program was excellent, but the lots should be very carefully evaluated before being put on the market. Given the numerous amenities the lots should get a good price. • The original grading had damage to the black top. The street will need some significant repair and who would be responsible for this. Dean Coker, Castlerock Development, Staff Planner made some brief comments and gave the Planning Commission a copy of a letter that listed the following main points on the proposed residential subdivision: • The object of sub - dividing and selling the residential lots is to finance the construction of the remaining park land and the same location. • Castlerock Development Owner, Darren Shetler, is interested in seeing the $25,000 donated by his company for constructing the park be applied to the park project to see it to fruition. • As confirmed in a letter from the Community Development Department, they have been assured that the process in approving the three lot subdivision would not result in three less lots appropriated to the Rancho Grande Development as outlined in the Development Plan (Ordinance No. 186.C.S.). • They would like to be kept informed as the project proceeds through its various steps towards completion. John Lange, 146 Avenida de Diamante, said he lived above the subdivision and wanted to confirm where the site was on the site plan as shown on the projector. He said that it had been negotiated that the actual line be moved so as not to block their view. In addition, he wanted to ensure that the grade would not be elevated. Commissioner Keen asked the question "should the City give away land that they have acquired for park development "? He went on to say he hoped the owners of the new lots would not complain about having a park in their back yard. Chair Costello asked if adding the three houses would effect the number of houses allowed in the Planned Development district. Rob Strong said he had researched this and that these houses are in the PF zone so are not included in the allowed units in the P.D. 1 .2 district. Rob Strong said for the three residential lots the City will not grade the driveways and will not be changing the Tots as they now exist. Repair to the sidewalks may be addressed, and the City Design Review Consultant will review the proposed houses. Dan Hernandez said with regard to the grading it is our intent to keep the concept of rolling hills, and just try to level the park for the playing areas. Commissioner Keen asked if the three Tots would be included in the Rancho Grande P.D. MINUTES Planning Commission January 15, 2002 Rob Strong said they are not included in the P.D. district. Page 10 Dan Hernandez said City Council directed that these homes be consistent with the CC &R's and they could be included as Conditions of Approval. Commissioner Keen said he would like to see the Conditions of Approval be the same standards for architectural compliance. The Planning Commission took the following action: Commissioner Fowler made a motion, seconded by Commissioner Brown to recommend to City Council to adopt the amended zoning map including Exhibit "A" as submitted: RESOLUTION NO. 02 -1814 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL AMEND THE ZONING MAP OF THE CITY OF ARROYO GRANDE IN DEVELOPMENT CODE AMENDMENT CASE NO, 01 -001, APPLIED FOR BY THE CITY OF ARROYO GRANDE AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None the foregoing resolution was adopted this 15 day of January 2002. Commissioner Guthrie made a motion, seconded by Commissioner Fowler to approve the Vesting Tentative Tract Map, including Exhibit "A" and "B" and adopt: RESOLUTION NO. 02 -1815 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE PARCEL MAP CASE NO. 01 -001, LOCATED SOUTH OF JAMES WAY AND NORTH OF COLLADO CORTE, APPLIED FOR BY THE CITY OF ARROYO GRANDE AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None the foregoing resolution was adopted this 15 day of January 2002. Commissioner Brown made a motion, seconded by Commissioner Guthrie to adopt Conditional Use Permit 02 -001, including Exhibit "A" as submitted. 1 1 1 1 MINUTES Planning Commission January 15, 2002 RESOLUTION NO. 02 -1816 Page 11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION, INSTRUCTING THE COMMISSION SECRETARY TO FILE A NOTICE OF DETERMINATION AND APPROVING CONDITIONAL USE PERMIT CASE NO. 02 -001, LOCATED SOUTH OF JAMES WAY AND NORTH OF COLLARDO CORTE, APPLIED FOR BY THE CITY OF ARROYO GRANDE AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None the foregoing resolution was adopted this 15` day of January 2002. NON - PUBLIC HEARING - TIME EXTENSION CASE NO. 01 -005; APPLICANT — RAYMOND SMITH; LOCATION: 136 BRIDGE STREET. Staff Report - Teresa McClish. Ms. McClish gave the staff report saying that the Planning Commission approved the Conditional Use Permit 99 -004 on May 18, 1999 for construction of a 2,188 square foot office building including a second floor apartment on a 6,325 square foot vacant lot in the Village Commercial District. On January 4, 2000 the permit was amended to change the use on the second floor from residential to office. The applicant just purchased the property last month and requires time to build. Commissioner Fowler asked if the applicant could apply for one more Time Extension. Ms. McClish said they could. The Planning Commission had no further concerns and the following action was taken: Commission Keen made a motion, seconded by Commissioner Brown, to approve the Time Extension including Exhibit 'A' and 'B' as submitted, and adopt: RESOLUTION NO. 02 -1818 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A ONE -YEAR TIME EXTENSION FOR CONDITIONAL USE PERMIT NO. 99 -004 APPLIED FOR BY RAYMOND SMITH AYES: Commissioners Brown, Fowler, Guthrie, Keen and Chair Costello NOES: None ABSENT: None the foregoing resolution was adopted this 15` day of January 2002. MINUTES Planning Commission January 15, 2002 DISCUSSION ITEMS • American Planning Association (APA) Video: "Planning Tomorrow's Communities" - 10 minute video presentation - Unable to be show as no VCR was available in the Council Chambers. • Administrative Interpretation regarding Replacement of Rotating Public Art in the Village Centre with permanent clock /bench and art feature - The Planning Commission agreed that this would be a suitable replacement and they would like to be informed when the next meeting of the Review Committee was going to be held. PLANNING COMMISSION ITEMS AND COMMENTS The Planning Commission requested that a letter be submitted to the Traffic Commission requesting that the traffic on Miller Way be looked at. The Planning Commission made the following minute motion: Commissioner Guthrie made a motion, seconded by Commissioner Brown that staff sends a letter to the Traffic Commission requesting them to review the traffic on Miller Way. The motion was passed with a unanimous voice vote. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS Rob Strong said the East Grand Avenue Enhancement Plan is moving forward and Planning Commission will be able to review this before it goes to City Council. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 10:30 p.m. on a motion by Commissioner Brown seconded by Commissioner Guthrie, and unanimously carried. Lyn Reardon - Smith, Commission Clerk AS TO CONTENT: Rob trong, Community Development Director o eph Costello, Chair Page 12 1