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PC Minutes 2001-04-031 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 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 X COMMISSIONER GUTHRIE X VICE -CHAIR KEEN X CHAIR COSTELLO APPROVAL OF MINUTES The minutes of the February 20, 2001 Planning Commission meeting were approved as written. ITEM I. I.A. ORAL COMMUNICATIONS Otis Page, spoke to the General Plan Update and the recent City Council meeting that dealt with the idea of a citizen review and vote on any major land use changes. 1.B. WRITTEN COMMUNICATIONS 1. Letter from Milton Hayes, dated March 2, 2001 concerning Conditional Use Permit 01- 003. ITEM II. PUBLIC HEARING ITEMS f II. A. CERTIFICATE OF COMPLIANCE CASE NO. 01 -001; LOCATION — 305 ALLEN STREET; APPLICANT — KEN AND LINDA OSTAPOWICZ Assistant Planner, Teresa McClish, presented the staff report stating that a Certificate of Compliance is being required to clarify property boundaries and determine if the lots were legally created in compliance with the Subdivision Map Act. If the Planning Commission determines that the real property was divided in compliance with the provisions of the Subdivision Map Act applicable at the time the property was divided, the Community Development Director shall be directed to record the Certificate of Compliance with the County Recorder. Chair Costello opened the public hearing. Mark Vasquez, representative for the applicant, stated that he was available to answer any questions concerning the project. Chair Costello closed the public hearing. Commissioner Keen moved that the Planning Commission adopt: ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 2 RESOLUTION NO. 01 -1780 A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING COMMISSION APPROVING CERTIFICATE OF COMPLIANCE CASE NO. 01 -001 FOR TWO (2) LOTS, LOCATED AT 305 ALLEN STREET, APPLIED FOR BY KEN AND LINDA OSTAPOWICZ with Exhibit A. Commissioner Brown seconded the motion. The motion was approved 5 - 0 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. CONDITIONAL USE PERMIT CASE NO. 00 -017; LOCATION - 200 HILLCREST DRIVE (CITY RESERVOIR NO. 2); APPLICANT - NEXTEL COMMUNICATIONS; REPRESENTATIVE - CARVER CHIU Community Development Director, Kerry McCants, explained that staff was asking the Planning Commission to continue this item to the Planning Commission meeting of April 17, 2001. Commissioner Keen moved that the Planning Commission continue Conditional Use Permit Case No. 00 -017 to the April 17, 2001 meeting. Commissioner Fowler seconded the motion. The motion was approved 5 -0 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. C. CONDITIONAL USE PERMIT CASE NO. 01 -003; LOCATION - BRANCH MILL ROAD (CITY RESERVOIR NO. 4); APPLICANT - SPRINT PCS; REPRESENTATIVE - TACIT COMMUNICATIONS Associate Planner, Kelly Heffernon, presented the staff report stating that the proposed project by Sprint is similar to a project recently approved by the Planning Commission for Cellular One Communications at the same site. This project would involve a total of 6, 7- 1 /2 feet tall antennas mounted on top of the City's water tank and 2 equipment cabinets placed on the ground in a 240 square foot lease area. The equipment cabinets would be screened with drought - tolerant vegetation, to be planted by the applicant and then 1 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 3 maintained by the City. The applicant and the City are currently negotiating a lease agreement. The property is accessed by a 10 -foot wide paved driveway, which is comprised of 3 easements for the purposes of installing public utilities, access to the water tank and access to the residence located west of the project site. The owner of the adjacent residence has submitted a letter that outlines his concerns about the condition and overall safety of the access road. As conditioned, Sprint is required to improve the access road with a 2" overlay (if it hasn't already been done by others, such as Cellular One), and to replace the existing gate located halfway up the access road. Commissioner Brown asked if the concerns in Mr. Hayes' letter had been addressed? Staff explained that they had talked to Mr. Hayes and some of his concerns had been addressed. Chair Costello opened the public hearing. Leah Emerson, representative for the applicant, spoke to the Planning Commission stating that Tacit Communications had not received any letter from Mr. Hayes, however they have been in discussions concerning such things as the landscaping and traffic on the road. Ms. Emerson stated that Tacit Communications would be very happy to address some of the concerns of Mr. Hayes, for instance, they would be willing to install speed signs. Vern Frederick, 847 Norman, was concerned that the access road also crossed his property. Otis Page, stated that he was against the project and did not want to see the industrialization of the City. Chair Costello closed the public hearing. The Planning Commission discussed the project and expressed their concern about the safety of the road. Commissioner Keen moved that the Planning Commission adopt: RESOLUTION NO. 01 -1782 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING CONDITIONAL USE PERMIT CASE NO. 01 -003, APPLIED FOR BY SPRINT PCS wth Exhibit A. In addition the Public Works Department was to address the condition and safety hazards of the road, however this does not include putting in speed bumps. ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 4 Commissioner Brown seconded the motion. The motion was approved 5 -0 with the following roll call vote: ROLL CALL VOTE YES Commissioner Brown YES Commissioner Fowler YES Commissioner Guthrie YES Commissioner Keen YES Chair Costello II. D. CONDITIONAL USE PERMIT CASE NO. 99 -013; LOCATION — NORTHWEST CORNER OF WEST BRANCH STREET AND CAMINO MERCADO; APPLICANT — STEPHEN COOL; REPRESENTATIVE — GARY WHITE. Associate Planner, Kelly Heffernon, presented the staff report to the Planning Commission. Ms. Heffernon stated that probably the largest issue that staff encountered while conducting the environmental review for the project was traffic related impacts. Based on the traffic study prepared for the project, a traffic signal is warranted at the West Branch Street /Camino Mercado intersection. As mitigation, the applicant is required to install a signal at this location subject to reimbursement from the City up to the amount of the project's signalization impact fee. Ms. Heffernon explained that although the project meets all other development standards for setbacks, lot coverage, parking and landscaping, a Variance is required for all proposed walls exceeding the 6 -foot height limit. It appears that the walls located at the back of the property adjacent to the Motel and sections along the frontage are 12 feet tall. A variance application has been submitted, but to satisfy public hearing notification requirements, the variance must be properly noticed prior to the Planning Commission taking formal action on the project. Ms. Heffernon stated that staff recommends that the Planning Commission first open the public hearing for discussion of the proposed project and close the public hearing on all matters except for the variance; and second, continue the item to the April 17` Planning Commission meeting to consider the variance application and take formal action on the project. Chair Costello opened the public hearing. Steven Cool, applicant, spoke to the Planning Commission, giving them an overview of the project. Mike Obyashi, architect for the project, spoke briefly to the Planning Commission. Randy Wilder, representing the adjacent motel, spoke to the Planning Commission and expressed his concerns about the height of the buildings and the impact this would have on the visibility of the motel. 1 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 5 Wendy Beckham, 220 Hillcrest, stated that she lives on the other side of the freeway and is concerned about the view of the new buildings from her property because of the height of the buildings. Chair Costello closed the public hearing. Commissioner Brown had the following issues /concerns and comments on the project: • He would like Oak tree numbers 2, 9, and 12 saved. • The retaining walls should be covered of cultured stone. • Traffic is a major issue for him with this project. He feels that there are conflicts in the Penfield & Smith study regarding the LOS at the Brisco Road interchange. • The intensity of use of this project is not acceptable given the topography. • The General Plan discourages high -rise buildings and encourages horizontal design. (Per Land Use Element, Section 6.2) • The cutting of 50% of the mature Oak trees on the property is not an act of preservation as required by 4.1A of the Open Space Element of the General Plan. The mitigation measure of replacing mature trees 3 to 1 with young trees is a poor attempt at restoration rather than preservation. • Mr. Brown stated that he could not act on this project in its present form. However, if all traffic mitigation is in place, and the intensity of use was greatly reduced, and a majority of Oak trees were preserved he would consider a recommendation to Council. Commissioner Fowler had the following comments on the project: • She stated that the applicant should be complimented on several different aspects of the project. • She believes this is a great location for this project. • She believes that this would be a good economic development for the area. • The Development Code standards are very specific and in each case this project is in- line with the standards. • She believes that there should be a signal at the corner of Camino Mercado and West Branch Street. • With regards to the Oak trees, she does not believe in saving a diseased tree. If there is any chance of someone being hurt because of unsafe trees, then they should be removed. She believes there should be an up to date tree survey to determine which trees are safe to leave. • The view from the motel is not a concern for her. The motel has had the luxury of advertising for several years because there has been nothing in front of them. She stated that when she looked at it, she did not believe the view would be blocked from the windows. • She believes the City could use this project and it is a great area to build it in. She supports the project. Commissioner Keen had the following comments and concerns: • Mr. Keen stated that he had a problem with the height of the back of the buildings. • He finds that it is difficult to picture what the project will look like and would like the applicant to have a model. ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 6 • One of the findings in the resolution states that the project should fit the "integrity and character" of the district but he does not believe it does this. From the road the project looks like one large building. • Under the General Conditions, with regard to the Noise Element, he believes that 8:00 p.m. is too late for the operation of a business next to a motel. • He would like to see Condition #13 changed to six (6) feet. • He was concerned about the wording in 14. C -4 which says "significant trees "; he feels that all trees are significant. • The last sentence of Condition # 36 says, "widening of West Branch Street is not included in the reimbursements ". However, Condition #51 says that modifications will include widening of West Branch Street. This does not seem consistent to him. • Condition #50 — water neutralization — should the wording of the Condition be changed in order to include "in -lieu fees "? • He felt that the applicant should have a Traffic Engineer at the next meeting. • Mr. Keen had some questions about comments by the Economic Development Director concerning light manufacturing in this area. Commissioner Guthrie had the following comments, concerns and issues: • He has a concern about the traffic, and questions whether the installation of the Tight will be enough to cover this project. However, he also has a concern that the installation of this light is also part of the mitigation of other projects that have already been approved. It is the cumulative effect that he is concerned about. • He does not believe that this intersection is an LOS A as the traffic study indicates. • He is concerned about the massing of the buildings and how they will look on the site. He does believe that the three buildings together will look like one from the street. He also believes that where it is located on the lot, the fact that it is very high bisects the ridgeline and this will have a big impact. • He is also concerned about the water entitlement and that the water fees are collected for this project. Chair Costello had the following comments, concerns, and issues: • He finds inconsistencies with the Penfield & Smith study and would like to see the traffic study revisited. • There are more traffic impacts coming with the Five Cities Center as the rest of the buildings are leased, and also from the residents that are moving in off of James Way, etc. He believes the intersections are functioning at a LOS of C or worse. • He has a concern about the freeway off -ramp and the stacking of traffic with the Tight. • He likes the project in general. The illustration of the project does not do it justice because it shows so much black pavement. The applicant might want to change this to better reflect the 25% of landscaping they are proposing. • He is concerned about the western border of the project, where it meets West Branch Street, and what it will look like and if there will be a very high wall there. • What will the visual impact to the motel be and how will this affect the motel economically? • There was a concern that the motel sign might be raised higher but will this be possible within the standards of the Development Code? • Is light manufacturing allowed within the Highway Services District? ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 7 • What will the visual impact to the motel be and how will this affect the motel economically? • There was a concern that the motel sign might be raised higher but will this be possible within the standards of the Development Code? • Is light manufacturing allowed within the Highway Services District? • This is a good location for professional /office. It will minimize the traffic impacts and circulation impacts. • When the Planning Commission examines the project it will look at whether or not the project meets the findings for a Conditional Use Permit. He feels that there may be some problems with findings 2, 3, 4, and 5. The Planning Commission voted to continue the project to the April 17, 2001 Planning Commission meeting. ITEM III. NON - PUBLIC HEARING ITEMS ITEM. IV. DISCUSSION ITEMS After a brief discussion, the Planning Commission asked staff to try and schedule April 30, 2001 for the Joint Planning Commission /ARC meeting to discuss the Village Design Guidelines. ITEM. V. PLANNING COMMISSION ITEMS AND COMMENT Commissioner Keen asked that staff review the City ordinance that deals with grading. He feels that too often the Planning Commission will approve a project only to have the grading changed afterwards and a project that is not what the Commission would have approved. ITEM. VI. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS Mr. McCants and the Commission discussed the on -going process of the East Grand Avenue Master Plan. Mr. McCants also briefed the Planning Commission on the General Plan update. ITEM. VII. ADJOURNMENT On motion of Commissioner Brown, seconded by Commissioner Keen, the meeting was adjourned at 10:00 p.m. to the next scheduled meeting on April 17, 2001. ATTEST: Ka hleen Fryer, Commissi 1 Clerk AS TO CONTENT: eph M. Costello, Chair ARROYO GRANDE PLANNING COMMISSION MINUTES APRIL 3, 2001 PAGE 8 Kerr ants Community Development Director 1 1