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PC Minutes 2001-05-011 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 1 CALL TO ORDER Chair Costello called the regular meeting of the Planning Commission of the City of Arroyo Grande to order at 7:00 p.m. ROLL CALL X Commissioner Brown X Commissioner Fowler Absent - Commissioner Guthrie X Vice -Chair Keen X Chair Costello APPROVAL OF MINUTES Commissioner Keen moved that the minutes of April 3, 2001 be approved as amended. Commissioner Brown seconded the motion. The motion was approved unanimously. COMMISSIONER GUTHRIE ARRIVED AT THE MEETING. ITEM I. I.A. ORAL COMMUNICATIONS NONE 1.B. WRITTEN COMMUNICATIONS 1. Letter from Bryan K. Cunningham, dated April 30, 2001 concerning Tentative Tract Map 2275, Case No. TTM 01 -002. 2. Memorandum from Rodger Olds, Associate Engineer, detailing the modifications to the Conditions of Approval for Tentative Tract Map 2275. ITEM II. PUBLIC HEARING ITEMS II. A. CONDITIONAL USE PERMIT CASE NO. 01 -006; LOCATION - 227 BRIDGE STREET; APPLICANT - LUCIA MAR UNIFIED SCHOOL DISTRICT Associate Planner, Teresa McClish, presented the staff report to the Planning Commission. Ms. McClish explained that Lucia Mar Unified School District was proposing to conduct Adult School classes at this site and to also use the site for counseling offices. Commissioner Guthrie asked about the number of students that would be attending the adult classes and if the applicant would have to come back to staff if there was a change in the class schedule or the number of students attending the classes? He was concerned about the possibility of increasing the number of peak -hour trips if the class sizes grew or the times of the classes changed. After a brief discussion concerning this issue, Commissioner Guthrie asked if staff would add a Condition that any modifications to the schedule of classes or increases in class size shall be submitted to the Community Development Department 60 days prior to the MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 2 effective date of the proposed change. Staff will determine if peak -hour trips are increased, thereby warranting an amendment to the Conditional Use Permit. Chair Costello closed the public hearing. Commissioner Fowler moved that the Planning Commission adopt: RESOLUTION NO. 01 -1789 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE TO ADOPT A MITIGATED NEGATIVE DECLARATION, INSTRUCT SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVE CONDITIONAL USE PERMIT 01 -006, APPLIED FOR BY LUCIA MAR UNIFIED SCHOOL DISTRICT, LOCATED AT 227 BRIDGE STREET with the added condition that staff review all changes to class size or hours of operations. Commissioner Guthrie seconded the motion. The motion was approved by the following roll call vote: ROLL CALL VOTE YES Commissioner Brown YES Commissioner Fowler YES Commissioner Guthrie YES Commissioner Keen YES Chair Costello II B. VESTING TENTATIVE TRACT MAP 2275 (VTTM CASE NO. 00 -017); LOCATION - 801 HUASNA ROAD; APPLICANT - JAMES DOTSON Associate Planner, Teresa McClish, presented the staff report and stated that the subject property is comprised of two contiguous parcels totaling eight acres. The site is located between residential lots that front Oro Drive, Plata Road and Platino Lane and is adjacent to the Wildwood Ranch Planned Development to the west of the site. The site is developed with one primary residence, a detached garage and an approved second residential unit located above another garage structure. The existing barn structure on proposed Lot 6 will be removed prior to recordation of the final map. The applicant is not proposing any development at this time. Proposed lots range from 42,437 sf (Lot 5) to 83,661 sf (Lot 1). Utility and road improvements are required per the proposed conditions of approval for the project. A private access road, proposed to be named "Cindy Way ", will serve the tract connecting from the Huasna Road access to Platino Lane. Lot 1 will be accessed by the Huasna Road 1 1 1 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 3 access and Lots 2 -6 will be accessed by Platino Lane. A removable barrier or gate will be installed at the intersection of the Huasna Road access drive and Cindy Way per Condition of Approval No. 29. The RS district is for development of large lot single - family detached residences at a maximum density of two and a half (2.5) dwelling units per gross acre. The applicant is proposing six lots on an eight -acre piece of property. With the existing residence and second residential dwelling unit on Lot 1, the proposed project would have a density of 7 units on 8 acres which is less than the maximum number of 20 units allowable per the Code. The Code also restricts subdivisions based on the slope of the property. The minimum lot size in the RS District is 12,000 square feet, however for lots with slopes over 15 %, the minimum lot size is 20,000 square feet, which all of the proposed lots exceed. Lots with a slope greater than 7% require a greater lot width and depth than what's required by the RS district, which are exceeded for the lots proposed. For new lots with slopes greater than 7 %, the Development Code specifies a percentage of the parcel to remain in a natural state. This is similar to open space requirements for projects proposing development. Lots with a slope between 7% and 15% require that a minimum of 20% of the property remain in a natural state. For lots with a slope between 15% and 25 %, half of the parcel must remain in a natural state, that is exclusive of structures or impervious surfaces. The proposed project includes a designated buildable area for the new lots to better delineate and satisfy this requirement and to effect an open space buffer between adjacent development. Staff received many inquiries at the counter and four written comments regarding the project, three of the letters are included in your packets and one from Bryan and Cynthia Cunningham, was handed to you this evening. Several comments concerned site drainage. On -site retention is NOT proposed for the site. Site drainage will be brought from the site in an underground conduit and remain underground until connecting into underground drainage facilities as approved by the Director of Public Works (stated in Condition of Approval # 23). Other comments addressed access and traffic circulation, and a discrepancy in the DMND and the project Condition of Approval regarding access for the proposed lots. Traffic circulation was reevaluated in the Draft Neg Dec based on Huasna Road access serving Lot 1 and Platino serving Lots 2 -6. The result is that the impact is unchanged, and remains "less than significant ". Staff has proposed four modifications to the Condition of Approval Nos. 23,24 and 35 for the project as follows: Amended Conditions of Approval 1. Access Road Approach - For the Platino Lane access, applicant shall remove existing driveway approach, and install new City standard driveway approach. (Clarifies that this condition is for Platino Lane.) MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 4 2. Access Road - Driveway access from Huasna Rd. shall be for lot 1 and improved to a width of 18' to accommodate emergency access. Access to Tots 2 - 6 shall be from Plantino Lane. The intersection of the driveway from Huasna road and the private access road shall be closed off to through traffic by a removable barrier or gate. The new private driveway shall be a minimum of 24' 20' wide, include a 5' wide sidewalk, and be designed to a design speed of 30 miles per hour. The structural section of the new private access road shall be a minimum of 2" AC over 6" class II Aggregate base, with the actual section to be determined based on r -value tests taken at and a TI of 5.0. (Clarifies the improvements required for the Huasna Rd. access and the width of Cindy Way and the Platino access.) 3. CC &R's - The project CC &R's shall include provisions for the common maintenance of the private road and drainage, and watcr facilities. These provisions of the CC &R's shall be approved by the Director of Public Works. (Clarifies that the CC &R's are for the road and drainage facilities.) 35.Curb and sidewalk - A concrete curb, gutter, and & 5 feet wide concrete sidewalk shall be constructed along the frontage of Tots 2, 3, 4, and 5, and shall extend to the public sidewalk at Platino Strcct Lane. (Changes the width of the sidewalk for the south side of Cindy Way.) Chair Costello opened the public hearing. Terry Orton, representative for the project, spoke to the Planning Commission and explained the process being put in place to deal with the drainage issue. Mr. Orton and the Planning Commission discussed the project with regards to the retaining wall, drainage, and access to the project. John Maloney, 263 Oro, stated that, although he supported the project he had an issue with the drainage. Dave Small, 238 Oro, stated that the drainage and the possibility of further subdivision of the lots were an issue with him. Melanie Megreitt, stated that she lives in the Wildwood subdivision and she was concerned that her view would be blocked by the new homes. Brian Cunningham, 508 Platino, stated that he was not in favor of the project because of the amount of traffic it would generate. Ron Richardson, 215 Oro, stated that he was not in favor of the project because of the loss of privacy and view that he would cause him. Cliff Chelquist, 286 Oro, stated that he was concerned about the traffic, and the possibility that the lots could be subdivided further. He also wanted the Commission to put in a condition that large animals would not be allowed on the newly created lots. Hap Harbert, 804 Platino, stated that he was concerned about traffic. Pam Hyde, 281 Stagecoach, stated that she was concerned about the traffic and the drainage issues. • Marsha Schumn, 803 Huasna, was concerned about the traffic. 1 1 1 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 5 Dave Bacon, 275 Oro, asked about the slope of the cut to be made in the hill, if service trucks would be able to turn around at the end of Cindy Way, and stated that he was concerned about the alignment of the road up to the existing barn. Cynthia Ravali, 508 Platino, stated that she was concerned about the safety of having more traffic on what was a cul -de -sac and because of the steepness of the grade of the street. She would like to have a stop sign installed at the end of Cindy Way. Pat Hayes, 503 Platino, was concerned about the safety of the children who play in this area with the increase in traffic. Ron Olson, 514 Platino, asked that the Planning Commission condition the project so that the lots could not be subdivided further. Howard Cowan, stated that he would like some high shrubbery planted to protect his home from the view. Geneva Gruber, 107 Oro Dr., complained about the drainage in this area. Preston Allen, 289 Stagecoach, asked that the City do an analysis on the water before the project is approved. Don Alphonso, 799 Huasna Rd., was concerned about the increase in traffic. Jim Dotson, stated that he did not understand the concern from the neighbors because he was only asking for six lots on 8.5 acres. He felt that there was still be a lot of open space. The plan that had been submitted included a drainage plan that he felt would help the drainage in this area. Chris Rivas, 222 Oro, spoke to the Planning Commission about the drainage. Terry Wise, 775 Huasna, spoke about his concerns with the traffic on dirt road leading off of Huasna. He felt that the road was not suitable for construction vehicles and turning left onto this road was becoming increasingly dangerous. Chair Costello closed the public hearing. The Planning Commission discussed its concerns about traffic, further subdivision on the lots, the problem with allowing large animals in this area, the addition of a hammerhead turnaround and the possibility of placing a stop sign at Cindy Way. The following additions were made to the Conditions of Approval: The Planning Commission added the following Conditions of Approval: 1. The applicant has agreed that a stop sign shall be installed at the corner of City Way and Platino Lane. 2. A "hammerhead" turnaround area will be provided at the "intersection" of the Huasna access drive and Cindy Way. Jim Dotson, applicant for the project, offered the following additions to the C C & R's for the project: 1. The C C & R's for the project will include a provision that no further division of the lots will be allowed. 3. The C C & R's will include a provision that no large animals will be allowed. Commissioner Brown moved that the Planning Commission adopt: MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 6 ROLL CALL VOTE YES Commissioner Brown YES Commissioner Fowler YES Commissioner Guthrie YES Commissioner Keen YES Chair Costello RESOLUTION NO. 01 -1788 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 VESTING TENTATIVE TRACT MAP NO. 2275 LOCATED AT 801 HUASNA ROAD, APPLIED FOR BY JAMES DOTSON with the changes to the Conditions of Approval as proposed by staff and the Planning Commission, and the additions to the C C & R's as offered by the applicant, and including Exhibit A. Commissioner Fowler seconded the motion. The motion was approved by the following roll call vote: II. C. CONDITIONAL USE PERMIT CASE NO. 00 -017; LOCATION - 200 HILLCREST DRIVE (CITY RESERVOIR NO. 2); APPLICANT - NEXTEL COMMUNICATIONS; REPRESENTATIVE - CARVER CHIU (Continued from April 17, 2001) Ms. Heffernon stated that staff was recommending that this item be pulled from the Agenda. She further stated that this item would be re- noticed when it was ready to be heard by the Planning Commission. II. D. CONDITIONAL USE PERMIT CASE NO. 01 -005 AND LOT LINE ADJUSTMENT 01- 001; LOCATION - 880 OAK PARK BLVD.; APPLICANT - RUSS SHEPPEL; REPRESENTATIVE - KIM HATCH, PULTS AND ASSOCIATES Associate Planner, Kelly Heffernon, presented the staff report stating that the project site is located on the corner of James Way and Oak Park Boulevard in the Oak Park Professional Plaza. The entire plaza property is about 3.7 acres in size and is developed with a medical office building. Currently under construction on the property is another medical office building, and approved for development is the Kennedy Club Fitness Center. The applicant is proposing to develop the remaining 1.8 acres with a split - level, 25,000 square foot medical office and surgery center with related parking. As part of the previous approval for the Plaza, a Master Plan was developed that established a shared access, parking and drainage easement agreement. A new easement agreement is proposed that will connect all of the final developed parcels and provide more 1 1 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 7 than adequate parking. Also proposed is a lot line adjustment that would reconfigure the 6 existing lots into 4, to better reflect development on the property. The proposed structure has three levels, with the third level containing an elevator tower element. The building will be set into the existing topography, allowing grade entries on both levels 1 and 2 similar to the other Sheppel buildings. Because of the sloping topography, the proposed structure will be lower in height than the other buildings on the site. The building design and materials are also consistent with the other Sheppel buildings, including plaster walls, hip roofs, metal canopies and wall tiles for accent. The proposed project meets all relevant Development Standards for the Highway Service District of the Oak Park Acres Planned Development. This includes height requirements, parking, setbacks, lot coverage and landscaping. As part of the environmental review process, a traffic study was prepared which concluded that the Level of Service on surrounding intersections would remain at an acceptable level with the addition of traffic from the proposed development. This analysis was based on the assumption that the Camino Mercado /West Branch Street intersection would be signalized. Given that a signal is warranted at this intersection, the project is conditioned to install the signal subject to reimbursement from the City up to the amount of the project's signalization impact fee. This condition is contingent upon other projects in the review process that have a similar requirement. Essentially, the first project to obtain a building permit that has this condition, such as the Camino Mercado office project, shall be required to construct the traffic signal and enter into a reimbursement agreement with the City. Condition no. 54 further requires the timing of the signals along Oak Park Boulevard to be coordinated prior to issuance of building permit. Staff suggests that this condition be modified to state "prior to occupancy" because of the time necessary to obtain Caltrans approval. A biological study was also conducted as part of the environmental review process to evaluate potential impacts to biological resources associated with Meadow Creek. Suggested mitigation measures from the report have been included in the conditions of approval. Condition no. 85 should be modified to state that the frequency of monitoring "will be determined by the reviewing agencies and specified within agency- issued conditions of approval." The other reviewing agencies include California Department of Fish and Game, Regional Water Quality Control Board and the Army Corps of Engineers, which all have different monitoring requirements depending on their specific areas of concern. One final suggested modification is to condition no. 34. For clarification purposes, this condition should state, "The applicant shall install an opticom traffic signal pre - emption device at one of the three signalized intersections on Oak Park Boulevard at the direction of the Building and Fire Department Director." MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 8 The Planning Commission discussed the project with regards to traffic, parking and ingress and egress. Chair Costello was concerned that the development outside of the City limits was not included in the traffic study. Chair Costello opened the public hearing. Kim Hatch, Pults and Associates, made a brief presentation to the Planning Commission and discussed some of the issues raised by the Commission. With regards to a question from Commissioner Fowler concerning the lack of any entry to the project from Oak Park Blvd., Mr. Hatch explained that the topography of the site did not permit ingress and egress from Oak Park. Mr. Hatch also explained how the parking ratios were arrived at with regards to the Kennedy Health Club. Commissioner Brown, Mr. Hatch, and Ms. Heffernon discussed how any biological issues with the site would be managed during the construction period. Carrie Randolph, 1310 Sierra Drive, spoke to the Planning Commission stating that she had concerns about the traffic that would be generated with this project. Rav Bunnell, owner of the adjacent property (Casa Grande Inn) stated that, because the construction site was so close to his motel, he would prefer that any construction not commence until 8:00 A.M. Steve Orosz, Penfield and Smith, and the Planning Commission discussed the results of the traffic study prepared by Mr. Orosz. Chair Costello requested that Mr. Orosz explain how the data that was gathered was translated into the final numbers for the report. Russell Sheppel, applicant, spoke briefly to the Commission, explaining his project, and his desire to build a medical /surgical for the community. Carol Landsman, Landscape Architect, spoke to the Planning Commission and stated that the landscape materials that were being use had been chosen carefully because of the proximity of Meadow Creek. They had also used materials that would allow water conservation. She was concerned because one of the tree types that had been proposed, a type of Elm tree, had been changed by the ARC to a London Plane tree. The London Plane is a deciduous tree, whereas the type of Elm that was originally proposed was an evergreen and can be planted closely together to create a canopy effect. After a brief discussion, Mr. McCants suggested that this issue be referred to the Parks, Recreation and Facilities Director, Dan Hernandez, for a final determination on the type of tree that should be used. Chair Costello closed the public hearing. Commissioner Keen moved that the Planning Commission adopt: 1 1 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 9 RESOLUTION NO. 01 -1786 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION, INSTRUCT THE DIRECTOR OF ADMINISTRATIVE SERVICES TO FILE A NOTICE OF DETERMINATION, AND APPROVE CONDITIONAL USE PERMIT CASE NO. 01 -005, LOCATED AT 880 OAK PARK BOULEVARD, APPLIED FOR BY RUSSELL SHEPPEL including Exhibit A with modifications. Commissioner Guthrie seconded the motion. The motion was approved with the following roll call vote: ROLL CALL VOTE YES Commissioner Brown YES Commissioner Fowler YES Commissioner Guthrie YES Commissioner Keen YES Chair Costello Commissioner Keen moved that the Planning Commission adopt: ITEM. III. NONE RESOLUTION NO. 01 -1787 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL APPROVE A LOT LINE ADJUSTMENT CASE NO. 01- 001, LOCATED AT 880 OAK PARK BOULEVARD, APPLIED FOR BY RUSSELL SHEPPEL including Exhibit A. Commissioner Brown seconded the motion. The motion was approved by the following roll call vote: ROLL CALL VOTE YES Commissioner Brown YES Commissioner Fowler YES Commissioner Guthrie YES Commissioner Keen YES Chair Costello NON- PUBLIC HEARING ITEMS ITEM. IV. DISCUSSION ITEMS The Planning Commission discussed a possible date to hold a joint meeting with the ARC. It was decided that staff should try to set up the meeting in late June or July. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION MAY 1, 2001 PAGE 10 ITEM. V. PLANNING COMMISSION ITEMS AND COMMENT The Planning Commission discussed the upcoming review of the General Plan draft documents and the public hearing sessions that will be held. The Commission decided that they would prefer to hold two meetings in a row in order to finish the review and not have to come back after a week ITEM. VI. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS None ITEM. VII. ADJOURNMENT On motion of Commissioner Keen, seconded by Commissioner Brown, the meeting was adjourned at 9:50 p.m. to the next scheduled meeting on March 6, 2001. ATTEST: Kathleen Fryer, Commission Clerk 1 dmih.Cyvu AS TO COiNTENT: Kerry Mc Community Development Director ph M. Costello, Chair 1 1