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PC Minutes 1999-08-171 1 ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 1 of 16 CALL TO ORDER Vice -Chair Parker 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 Costello X Commissioner Keen X Commissioner London X Vice -Chair Parker Chair Greene MINUTE APPROVAL The minutes of the Planning Commission meeting of July 6, 1999 were unanimously approved on a motion of Commissioner London, seconded by Vice - Chair Parker with the following corrections: • The word "asked" should be inserted in the first paragraph on page 5. • The word "why" should be inserted in the last paragraph on page 1 1 . ORAL COMMUNICATIONS None WRITTEN COMMUNICATIONS 1. Correspondence between Dave Crockett, City of Arroyo Grande Code Enforcement Officer and Don Rita, Castlerock Development. 2. Memorandum from Robert L. Hunt, City Manager to John Keen concerning requested information on recycling facilities, dated August 16, 1999. 3. Notes of the City of Arroyo Grande Architectural Review Committee, Monday, August 2, 1999. SPECIAL PRESENTATION The special presentation to Henry Engen was postponed until September 7, 1999 PUBLIC HEARING ITEMS None NON - PUBLIC HEARING ITEMS A. PRE- APPLICATION CASE NO. 99 -008; PROJECT LOCATION: CAMINO MERCADO; APPLICANT: PHIL AND CHRISTY KOLBO; THE APPLICANT IS PROPOSING A SINGLE STORY, 7,690 SQUARE FOOT OFFICE /PROFESSIONAL BUILDING. ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 2 of 16 Kelly Heffernon, Associate Planner, presented the staff report to the Planning Commission. The project includes the construction of a single. story, 7,690 square foot office /professional building for a research and development facility on a 1.34 acre parcel. The property is located on Camino Mercado in the Professional Commercial District. The property is currently vacant and contains several large Coast Live Oak trees, five (5) of which are proposed to be removed, and two (2) of which are proposed to be relocated on the project site. Ms. Heffernon stated that all required tree replacement could be accommodated on the site. The building design includes natural materials as much as possible including wood siding, smooth stucco and stone as the primary accent. The project also includes a deck that wraps around the back of the building using terraced gravity walls. The deck is approximately seven (7) feet above grade at the highest point. Ms. Heffernon stated that the project meets all the development standards outlined in the professional commercial district in the Development Code. However, an issue for discussion is the parking. The project includes a total of thirty -four (34) parking spaces, which is three (3) spaces more than the Development Code requires. Fourteen of the parking spaces are compact spaces, which the Development Code does not allow. The applicant is requesting that a compromise be met whereby the majority of parking spaces are left as compact so as not to jeopardize the root zone of some of the Oak trees. Finally, Ms. Heffernon stated that the proposed access is from Camino Mercado. The access has been designed to avoid excessive cuts into the steep slopes by aligning the driveway as parallel to Camino Mercado as possible. Staff initially had discussed a joint access easement with the adjoining property to the east but because of the steep access staff decided this was not an option. Commissioner London asked if the curvature of the street at the access point would create a hazardous condition going in and out of the driveway. Kim Romano, Public Works, stated that they could condition the project to have curb returns at the driveway, which would provide a radius rather than regular driveway. She stated that the sight distance was not determined to be a problem. Commissioner Costello asked if any of the healthy Oak trees were going to be removed? Ms.. Heffernon replied that, as far as she could remember, two of the trees slated for removal were unhealthy. The Parks and Recreation Director has stated that any ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 3 of 16 Mr. Keith replied that to his knowledge it had not. Oak tree that is removed, healthy or unhealthy, has to be replaced with the three to one ratio. Vice -Chair Parker opened the hearing to the Public. Tonv Keith, RRM Design Group, spoke to the Planning Commission. He pointed out to the Commission that the plans address the Oak tree removal and replacement. He stated that there are three (3) trees in the building footprint that are scheduled to be removed. There are two (2) trees at the edge of the parking area, one is to be removed and one is to be relocated. Two of the trees to be removed have been reported to be unhealthy by an arborist. Commissioner Keen had questions concerning the Oak trees and the Parking. He asked Mr. Keith to explain where the parking spaces are that will interfere with the tree roots. Mr. Keen noted that tree #2, a forty -inch Oak tree is not scheduled to be removed and he sees that there is a very large area there that was left free. He does not understand why the parking spaces could not be extended into this "free" area. He is interested in finding a way to preserve the trees and not have compact spaces. Mr. Keith explained that the issue was two -fold with this property. The issue is not only the horizontal layout of the parking but also the vertical lay of the land. To get the driveway in they have to make a certain amount of a cut that has to be made and by going to the standard spaces physically more area will be required than what is shown on the plans. They can take another look at the plans and see what can be done to make a change from compact to standard spaces. He further explained that there are also some turning radii issues from the Fire Department's standpoint that they need to maintain, however he hears the direction of the Planning Commission and they will reconfigure and see how they can accommodate the parking. Mr. Keen asked if the lot line on the East boundary had been changed at some time? Mr. Keen stated that in the ARC minutes, where the project had been discussed, there was a discussion about relocating trees. One of the RRM people made a comment that in Rancho Grande II that a bunch of Oak trees had been relocated. He wanted to state that only ten Oak trees were moved and only four of them have ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 4 of .16 survived. He did not feel that this was a "bunch" of trees and furthermore, only four trees have survived. Mr. Keith explained to Commissioner Keen that the developer was not going to receive any credits for the trees they were relocating. Even if they are relocating some trees, they are still replacing at the ratio used for replacing trees that have been removed. They were doing the relocation primarily because, aesthetically the project would look better if they were able to use the trees. Commissioner Keen asked if this would mean that the developer would not be as near as concerned about moving them because they would not be receiving any credit for them. Mr. Keith replied that this was not at all true. He explained that his client was incurring the cost of relocating them. Mr. Keen stated that on page 6 of the applicant's handout it shows a schematic site section with a dotted line. Mr. Keen asked if this was where the grading for this project would occur; was the parking lot going to be level; and would the drainage go down the hill to the west side of the property? Mr. Keith stated that this showed the natural grade; the parking lot has a 5% slope; and the project will drain into two catch basins then taken underground and out at the bottom of the driveway. Commissioner Keen asked specifically where the wood siding would be on the building? He noted that the ARC had dealt with this extensively but he was concerned about the safety issue of this. He felt this siding should be made of composite material that was fire proof yet looked like wood siding. He asked if the ARC had been concerned about this? Ms. Heffernon recalled that the only comment about this that the ARC had was the staining from moisture. Commissioner Keen finished by stating that he liked the elevations and thought the building was an attractive one. He would like to see the applicant save as many Oaks as possible. He had walked the site and looked at the Oak trees and realized that many of them were in bad condition. Normally he objects to the removal of Oak trees, but with the condition of the trees he did not have the same objection as usual. 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 5 of 16 Commissioner Costello commented that he had recounted the spaces and felt the applicant had shown thirty -five spaces on the plans so there might be more room for parking than was previously thought. He wanted the applicant to know that he looks very unfavorably on compact spaces. Vice -Chair Parker asked what the applicant was referring to when they stated that they would be doing "light assembly" at this location? Phil Kolbo, answered Vice -Chair Parker's question by stating that their company manufactures high tech rubber stamps. The company takes four different components from four different manufacturers and assembles them into a complete unit that they then sell. Most of their facility is for customer service. The light assembly is nothing that is fabricated on site. Ms. Parker asked if they would be making the rubber pieces on the site? Mr. Kolbo replied that within six months to a year, the production of the rubber that they use would be done on site with a laser. They would like to use this in the future. If the Commission would like more information about this system, he would be happy to provide them with it. Vice -Chair Parker told the applicant that it would be a good idea for them to research this and make sure this type of production would be allowed by the Planned Development zoning. She stated that it would be a shame for them to build their building and then find out that the things that they had planned for were not allowed. She suggested that they talk to staff and make sure this was allowed. She then asked if they were going to have a lot of large trucks in and out of the area. Mr. Kolbo stated that ninety -five percent of everything that is shipped in or out of their business is done by UPS. Commissioner Keen suggested that when they come back to the Commission they might want to provide as much information as possible concerning such things as the air quality control of any machinery, etc. Mr. Kolbo replied that he would be happy to do that. The industry that he is connected with, almost all the companies provide this information. Commissioner London asked Mr. Kolbo who he anticipated the other tenants of this building would be. ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 6of16 Mr. Kolbo replied that he anticipated it would be some type of high end professional, architecture or legal, however he is looking to attract a high end internet service provider for local businesses. Vice -Chair Parker closed the public hearing. Commissioner Keen commented that he felt this was a very good project and he had already spoken to the issues he felt needed to be addressed. Commissioner Costello stated that he had also addressed the issues he was concerned with. Commissioner London felt this was a very good project with a good design. Vice -Chair Parker stated that she also liked the design of the building. She was glad to see this kind of use in the City of Arroyo Grande and this seemed like a good location for them. The only thing she would be concerned about was the business changing into a manufacturing business and creating some problems within the zoning that the Commission is not anticipating at this time. Again she stated that the applicant should check with Staff about this. She went on to say that the General Plan and the Development Code are very specific about parking spaces. She realizes that the applicant is trying to save some of the Oak trees on the site, however if the Commission allows compact parking spaces for the preservation of the Oak trees this may set a very bad precedent. She would like to see the applicant change their parking rather than to allow any compact spaces. B. REQUEST FOR PLANNING COMMISSION CLARIFICATION OF AMBIGUITIES IN DEVELOPMENT CODE PURSUANT TO SECTION 9- 01.050 B. STAFF IS REQUESTING CLARIFICATION OF THE DEVELOPMENT CODE FOR THE FOLLOWING ISSUE: IS A PUBLIC OFFICE ALLOWED IN THE GENERAL COMMERCIAL DISTRICT? THE ISSUE ARISES IN CONNECTION WITH CUP 98- 565 FOR THE VILLAGE CREEK PROMENADE, 200 STATION WAY. Mr. Buford, Interim Community Development Director, presented the staff report to the Commission. He stated that the Village Creek Promenade was approved in March 1999. The applicant has come forward asking for an exception to the Conditional Use Permit to allow public office space within this shopping center. In reviewing the Development Code there was a reference to office type uses in the 1 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 7 of 16 General Commercial zoning district. He went on to say that there was not any specific reference to public offices of the type proposed. There is a public facility zoning district with specific references to public offices. There have been letters from the applicant and the County of San Luis Obispo that give specific details regarding the potential use of the buildings. Mr. Buford explained that the issue relates to any property in the General Commercial District. When the Community Development Department received this request they felt that there was some question to the issue. If a decision was made at the staff level and staff directed the applicant that this was not an acceptable use, the issue would not be resolved and may come up again. Staff also felt that with the parking concerns of the Village Creek Promenade and the fact that public offices have a parking requirement that is greater than General Commercial usage, the likelihood that property owners and tenants of the Village Creek Promenade would raise their concerns with regards to the plan. Mr. Buford stated that there is a provision in the Development Code that assigns to the Planning Commission the authority to interrupt.>the Development Code when there are ambiguities. Staff felt this was the - appropriate way to handle this issue so they brought it before the Planning Commission. The parking requirements are one aspect of the difference between Public Facility and General Commercial zoning. The Development Code and the General Plan, as referenced in the staff report, speak to a desire in the Community to promote retail and commercial areas that are healthy and vibrant. The Village Commercial /101 Corridor and Grand Avenue have been specifically identified in the General Plan as being areas that the City is seeking to promote as commercial areas. Staff felt there were enough issues with this that merited bringing it to the Planning Commission for their guidance. Finally, Mr. Buford explained if the Planning Commission determines that public offices are allowed or not allowed within General Commercial Districts, staff would advise the applicant of the Commission's decision. The provision in the Development Code with regard to this procedure calls for the Planning Commission to make its findings known by resolution. Staff has proposed draft resolutions both "for" and "against" the finding. If the Commission finds that such use is appropriate, the applicant would submit a Conditional Use Permit which would require noticing all property owners and the normal development review process would take place. Mr. Buford reiterated that this request from staff was brought to the Planning Commission as a result of the request by the applicant and owner at ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 8 of 16 Village Creek Promenade, however the determination by the Planning Commission would relate to all General Commercial districts. Commissioner London asked what it was exactly that Social Services did? Will Welfare Services be offered at this location? Mr. Buford stated that he couldn't specify with certainty all of the activities of the Social Services Department. He would rely on their letter in terms of their general activities. He also said that he was not sure of what kinds of services they were planning on offering at this location. Mr. London asked how many employees they were proposing to have there? Mr. London stated that conceivably there could be more employees than parking spaces. Mr. Buford explained how the parking ratios were figured out for this kind of an area. He also stated that the expected number of employees at this location would be approximately eighty. Commissioner London asked how many "visitors " they would have each day? Mr. Buford stated that Social Services would need to do some surveys to determine this and that certain times of the month there are more people than at other times. Commissioner Costello stated that he was confused about the number of parking spaces that will be needed for this type of public facility. He has some real concerns about the parking. He also wondered what kind of traffic pattern that would be created. The intersection of Fair Oaks and Station is extremely busy because of the high school. He would want to know what additional traffic impacts would be created at that intersection. Also, how would this type of public office use mesh with the other businesses in the area? Mr. Buford stated that staff was somewhat torn when preparing the staff report for the Commission with regard to the level of detail with regard to this site that might be provided. He stated that he did not think there was any question when the Village Creek project first came through the department that parking was a critical issue as well as access and circulation generally. Other issues relate to the compatibility of public office uses with the general commercial area, the fact that the Development Code clearly authorizes and permits commercial offices and is there a difference between commercial offices and public offices and the way they ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 9 of 16 operate and in the manner in which other commercial tenants might be effected by those operations. The kind of detail that staff would go into in the event that the Planning Commission were to determine that public offices were allowed in General Commercial zoning for this site would be significant, both in terms of trying to compute and decide what the specific use was going to be, what kind of requirements they would have for parking and the manner in which this would integrate with existing businesses. Commissioner Keen stated that one of the facilities that may be moved into this area by Social Services is on Grand Avenue now which is in a commercial area. He asked if Mr. Buford knew if at the time Social Services moved in the Grand Avenue location, was this an allowable use? Mr. Buford replied that he was not aware if this was - brought to the City as a project for review. Commissioner Keen stated that the Social Services office on Grand Avenue seems to generate a lot of traffic and possibly the Commission could look at that facility as an example. Commissioner London asked if making a decision that a public facility can be in a commercial district as a policy fits with the differences between density that the public building is going to create with regards to parking, traffic etc. Can we .say that this is permissible but the project before them tonight is too dense of a project in that particular area? Mr. Buford stated that the Planning Commission could find that public offices are permitted within a General Commercial District. The project would then be subject to a Conditional Use Permit and as part of the Conditional Use Permit, if the site were not conducive to having a public facility, the use permit could be denied. Vice -Chair Parker stated that as she understood it, the Planning Commission was supposed to make a decision on this particular usage and if it is allowed and secondly, if the Commission decides it is allowed, the Village Creek Promenade would come back for a Conditional Use Permit. The only reason that the Commission has, the Village Creek project information at this time was to give them an overview of what the applicant is requesting. So, the Planning Commission is really looking at the overall General Commercial areas of the City and making a determination for the entire General Commercial zoning. She went on to say, that when she looked at her General Plan map for other Public Facility zoning and saw Office Professional zoning, is this what Public Facility zoning is? ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 10 of 16 Mr. Buford told Ms. Parker that Office Professional is not the same as Public Facility and explained the zoning to her. Vice -Chair Parker then asked that if the Planning Commission approved this request would they be making a blanket statement that all General Commercial can now have the use of public facility, or would each individual parcel would be looked at and then required to get a Conditional Use Permit? Mr. Buford explained that the use could be allowed in General Commercial zoning, but when examined on an individual basis, it could fail in the Conditional Use Permit process. This type of change may require a Development Code amendment to make sure the Planning Commission's decision is very clear. Commissioner Costello asked if the Planning Commission determined that the quasi - public use was appropriate, were they establishing a precedent that would rearrange the requirements for parking? Mr. Buford replied that the parking requirements that were set forth in the Development Code, as he read them, did not relate to the specific zoning districts, though they could be read that way. He stated that he felt that if a public facility such as this were located in a General Commercial area the parking ratio would be 1 to 150 square feet. However, he felt that Mr. Costello was making a good point because it could also be interpreted that the parking ratio was 1 to 250 square feet. Mr. Buford felt this could be taken care of by dealing with the issue ahead of time. Caren Maddelena, Department of General Services Property Manager, spoke to the Commission to answer some of their questions. She stated that the information that she has is from the Department of Social Services and if she does not know the answer to any question, she can find out for the Commission. She said that currently the Department in Grover Beach has fifty -seven employees that are working in the Grover Beach facility. Her understanding is that at the Village Creek location there would be eighty employees. The client count in Grover Beach for June, July and August averaged 70 to 80 people a day. Commissioner Keen asked what facilities Social Services were going to consolidate in the Village Creek area. 1 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 11of16 Ms. Maddelena replied that the facilities at 1 106 Grand Avenue are the ones they would be moving to the Village Creek area. Commissioner London asked if, in the data of the daily numbers of clients, there was any indication of the number of people at the facility at any given time? Because if the issue is one of parking it would be significant to know how many clients might be there at one time to compete with the employees for parking. Ms. Maddalena replied that she was not sure of the exact figures however, a consultant had been hired to study this issue and she would try to find the exact figures for the Commission. Commissioner Keen stated that he has observed the Social Services Department that is located on 16` Street in Grover Beach on several occasions and many of the clients ride the bus to that facility. He wondered how close the bus in Arroyo Grande comes to the Village Creek Promenade area? He also asked if there were certain days during the month that would have a higher than average number of clients visiting the facility? Ms. Maddalena told Mr. Keen that she could provide copies of the reports that show daily totals. However, it doesn't show what times during the day that the clients are at the facility. Mr. Keen wondered how difficult it would be to get the bus lines moved if they needed to be closer to the proposed facility. Commissioner Costello asked if the client base would increase as the different programs are consolidated into one area? Ms. Maddalena said that she couldn't say for sure but she felt that would be a fair assumption. Vice -Chair Parker asked Ms. Maddalena about "one stop facility" and if this was what the County was trying to accomplish with this facility building? Ms. Maddalena replied that Ms. Parker was correct. What the County would like to have is a "seamless" service, in other words they would like to have the clients come to one location rather than four different locations. Chair Parker asked if the Department of Social Services would be providing rooms for training and teaching their clients? ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 12 of 16 Ms. Maddalena replied that they could possibly have some training facilities on site. Ms. Parker asked if the Department of Social Services were aware that the facility they were looking at was not going to have adequate parking, would they still be interested in the facility? Ms. Maddalena replied that the County would consider all their options. They certainly would not put a facility in a place where there were problems and where it would not be compatible with the surrounding area. Mike Minor, _Co-owner of Miner's Hardware, spoke to the Commission and stated that he had several concerns about putting the Department of Social Services in this area. He felt that the first question the Planning Commission had to answer was if the Welfare office was compatible with the General Commercial District. He had had several conversations with Betsey Alloway, an employee with the Department and they had discussed the number of people the. Department serves and the number of employees that they will need to have there. In the end he felt that with a 2,300 square foot building, and given the number of people employed there will only be thirteen parking spaces left for the 80 or so clients they serve each day. Taking into consideration that there is no parking allowed north of Station Way, this would just not work. Mike Mullahev, owner of Mullahey Ford asked the Planning Commission to consider the parking and traffic issues. He had questions about their agenda and what they wanted the office space for. Although it was clear at this time what they were going to do with the office space, what is to say that they would, out of need, have to change their agenda later on. Finally, on page six of the staff report it talked about the synergy of the area on Station Way. He would hope that people would perceive that mall area as a destination spot where they can go and do their shopping in several different stores. Mark Hughes, representing Brad Anderson stated that his only comment was that he felt it would be an ideal situation to have the County come in and occupy that office building because the eighty or so employees that work there would come in the morning and leave in the late afternoon, they would not be there on Saturday or Sunday when the parking lot would be full of people shopping at the different stores. Commissioner Costello stated that he had to go back to the basic question, which was whether public or quasi - public office spaces were consistent and fit within the ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 13 of 16 General Commercial district. Without evaluating this project, or its merits, he would like to take two elements, parking and general usage, and apply them to the principle. He stated that looking back at what the Planning Commission had to go on the primary purpose of areas designated as General Commercial is to provide appropriately located areas of general shopping and commercial service needs of area residents and workers. In going to the next point for this particular project, the project site is located in an area that is committed to maintaining the small town rural character of the City. The proposed use would generate intensive vehicular activity that would be inconsistent with such a commitment. He stated that when he looked at the area, which is located close to the high school, being part of the Village, he does not feel that this is a consistent application with the General Commercial area. Public or quasi - public offices belong in an area that is zoned for such a use. Commissioner London stated that the parking issue for this proposal cannot be overcome. He felt that irrespective of whether or not the Planning Commission could allow or permit this use, and maybe under certain circumstances the Commission could do that, this is far too ambitious of a project for this small area. So, under these circumstances he does not feel they could allow this project. From the standpoint of whether or not a public entity could be in a General Commercial space, he feels that it could be allowed but not in this particular space. Commissioner Keen stated that he was not sure whether or not a public facility could be located in a commercial area. If this was going to be a problem in the future, he would like to look at it as an individual problem. As far as looking at it at this particular location, it doesn't work. It doesn't fit with traffic, and there are not enough parking spaces. If the Commission wants to look at this for other parts of the City he would be willing to do that. As far as he knows there is only one place in the City that is vacant and that is zoned Public Facility. So, since the City does not provide any such zoning, he wondered if the Commission should visit this issue. Vice -Chair Parker stated that she had several issues with this project. • The first issue is the parking at this location. She felt that the Development Code stated clearly that there is not enough parking in this area. • The second problem for her with this project is one that Mr. Mulhehay stated and that is what is going to happen in the future with this space. Once this use is approved the Commission just doesn't know what will happen in the future and would they have any control over it. They have to be very careful with what they approve. ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 14 of 16 She would like to see the County find a spot in Arroyo Grande because she feels that it would be a very good location for this type of facility. As far as this type of facility is concerned she agrees with Mr. Keen when he stated that there was no place in Arroyo Grande for this kind of office space. She would like to see space provided for public offices. She thought that perhaps the answer would be that public facilities could fit in the General Commercial zoning. She did not feel this should be a blanket opening, but it could be taken on a case by case scenario. Commissioner Costello commented that he understood what the Commissioner's views had been but he would like to underscore a particular point. The basic point is whether public facilities should be allowed in General Commercial zoning. He stated that if you look at the parking requirements for public facilities they are very different from commercial requirements, the traffic patterns are different than they are for commercial. He is afraid that what the Commission will find is that the standards for general commercial will be lessened. If there are no public or quasi - public zonings then that should be done through the General Plan update and the zonings should be created. Commissioner Keen commented that if this use were allowed then it would have to done under a Conditional Use Permit, which would allow the Commission to address the issues of parking and traffic at that time. He does not feel that there are any areas that could be set aside for the public facility zoning. Mr. Buford stated that as he listened to the Commissioner's comments he felt they had given a significant amount of guidance to the property owner and the proposed user with regard to how the Commission might review this project if it were to come before them again. In the section of the Development Code for clarification of ambiguities it states that the Planning Commission shall ascertain the facts so as he listened to the Commission's comments and the conclusion they had come to, he thinks these are the points that are leading to their consensus: • They have agreed that the City should attempt to provide adequate and appropriate space for public offices and buildings. • The provisions of the Development Code do not provide adequate guidelines for establishment of public office uses in General Commercial zoning. • Sites proposed for public office uses should have adequate space for parking, access and circulation. • Public Offices would be permitted in a General Commercial district only with a Conditional Use Permit. 1 1 ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 15 of 16 • Public offices should be subject to the parking requirements applicable to public buildings, administrative assembly, or other appropriate designation. Vice Chair Parker asked Staff if the Commission needed to make a Resolution at this point? Mr. Buford stated that he did not believe that the Development Code could force the Planning Commission to act on this issue. He felt that the Commission had the discretion to state that they had had a discussion on this issue and do nothing else. Commissioner Costello moved that the Planning Commission refer this issue to staff for more information and come back to the Planning Commission to determine whether or not public or quasi - public facilities are permitted under the General Commercial zoning. Commissioner London seconded the motion. The motion was approved on a voice vote with Vice -Chair Parker and Commissioners London and Costello voting yes. Commissioner Keen voted no. DISCUSSION ITEMS None PLANNING COMMISSION ITEMS AND COMMENTS Commissioner Keen took a moment to explain the memorandum that he had received from City Manager, Robert Hunt. He said that several years ago the state mandated that all grocery stores have machines that the public could use to redeem their recyclable items. The Lucky stores proceeded to put two, very large and ugly recycling units in their store in the parking lot. When the recycling center opened in Grover Beach and the grocery stores did not have to provide the service any more, the containers disappeared. Now that the Grover Beach facility is closed Mr. Keen is afraid that the containers will come back. Mr. Keen stated that he had asked the City Manager to gather some information for him so the Commission could reword the action that the Commission took to limit the recycling redemption machines to something that will fit in front of the grocery store. He does not want to see huge containers in the middle of the parking lot again. He would like this put back on a future Planning Commission meeting. Vice -Chair Parker commented on the latest developments for the Tract 1998 cleanup process. She had spoken to Mr. Shetler and he seemed very willing to go ahead with whatever needed to be done about this. ARROYO GRANDE PLANNING COMMISSION MINUTES AUGUST 17, 1999 Page 16 of 16 COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS Mr. Buford informed the Commission about upcoming projects on the Planning Commission agenda. He also informed them that Kerry McCants would be the new Community Development Director and would be starting on August 30, 1999. ADJOURNMENT The Planning Commission meeting was adjourned at 9:20 p.m. to its next scheduled meeting on September 7,1999. ATTEST: &Atka Kathleen Fryer, Commis 'ion' Clerk Laurence Greene, Chair AS TO CpNTENT: Henry En en AICP Interim Community Development Director 1