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PC Minutes 1999-03-021 1 1 ARROYO GRANDE PLANNING COMMISSION March 2, 1999 The Arroyo Grande Planning Commission met in regular session with Acting Chair Greene presiding. Present are Commissioners Parker, Costello and Keen. One vacancy exists on the Commission. Staff members present are Community Development Director Jim Hamilton and Senior Consultant Engineer Craig Campbell. ORAL COMMUNICATIONS John W. Wysong, 1660 Brighton. Grover Beach, spoke regarding the new Rite Aid at Oak Park Boulevard and Grand Avenue and the dangerous traffic conditions existing there now. He suggested Arroyo Grande and Grover Beach to hold a workshop to address traffic issues involving the two cities. WRITTEN COMMUNICATIONS 1. Letter from Gary Young dated February 26, 1999 concerning the Village Glen Annexation EIR. 2. Letter from citizens in Royal Oaks and Rancho Grande dated February 24, 1999 concerning the Rodeo Heights proposal. 3. The Riggins Rules. 4. Memorandum from Jim Hamilton dated March 2, 1999, concerning a special Planning Commission meeting date. 5. General Plan Citizens' Planning Survey, DRAFT SURVEY RESULTS, and memorandum from Jim Hamilton dated March 8, 1999. PUBLIC HEARING - CONDITIONAL USE PERMIT 73 -219, AMENDMENT NO. 1, TO ALLOW CONSTRUCTION OF TWO RESIDENTIAL UNITS, FREESTANDING RESTROOM FACILITIES, AND FREESTANDING ROOF OVER THE EXISTING OUTDOOR EATING AREA; APPLICANT: FIRST ASSEMBLY OF GOD CHURCH; REPRESENTATIVE: REV. JARED HOOVER; LOCATION: 207 PILGRIM WAY. Community Development Director Hamilton advised that the applicant proposes the construction of two single - family residences on the project site. One residence would serve as the residence for the assistant pastor and the second residence would serve as a residence for visiting missionaries while they are waiting for assignment overseas. The project site consists of approximately 12 acres, and is currently occupied by a church, a two -story school building and a single - family residence. Mr. Hamilton noted that staff has reviewed this item and compared it with the various Development Code issues associated with development on this property, and found it to be consistent in all respects. He pointed out that, in general, this property is zoned as a public facility and residences for pastors and other accessory type uses may be permitted if all of the appropriate Development Code standards are met. Mr. Hamilton reviewed that the original church was built back in 1964 and since that time there have been several additional use permits approved for various activities. ARROYO GRANDE PLANNING COMMISSION Page 2 March 2, 1999 Last year approval was granted for Pacific Christian School to operate on the site. One issue concerns undergrounding overhead utility lines. In reviewing the Development Code, one of the exemptions allows consideration of single - family residences being served by existing overhead power lines, and it is staff's feeling that the exemption could be applied in this instance thus waiving the requirement to underground utilities. He noted there are some existing power lines on the property that includes a large transformer and there would be significant cost associated with that. In response to the Commission's questions regarding the location of the restrooms, Mr. Hamilton advised that the restrooms have been removed from the plans and are no longer a part of this application. Commissioner Parker expressed concerns regarding flooding and drainage problems in the area. Senior Consultant Engineer Craig Campbell reviewed the staff report and conditions of approval, stating because of the larger site and the fact that the project current application is within it, the flooding problems that the larger site has will be largely taken care of by the Newsom Springs project. He stated it is recognized that those two homes may come prior to the Newsom Springs project, and the applicants are being required to mitigate these new buildings regardless of the status of the Newsom Springs project. He stated Condition of Approval #3 requires their evaluation of the flow coming out through those culverts, how high the ponding is, and then place their buildings up high enough to prevent them from being flooded. There being no further discussion between staff and the Commission, Acting Chair Greene opened the hearing for public comment. William Strausburg,207 Pilgrim Way, stated he is a member of the church and is also on the committee for this project. He commented that the restrooms and covered eating area have been.excluded from this request for a Conditional Use Permit. He spoke regarding the flooding problem, stating that there was a small flooding problem in the area where the houses are going to go, however, the largest part of the flooding area was on the lower quadrant where the baseball field is, however, with the raising of the dike area this past winter, most of the flooding problems seem to have been precluded, and it has been the intention from the beginning to raise the sites up where the houses are going to be located. Hearing no further comments from the audience regarding the project, Acting Chair Greene closed the hearing and restricted further comments to the Commission. Commissioner Keen stated he doesn't have any major problems with this project. However, he would like to discuss the dimensions on this development plan indicating that there would be 110 foot by 45 -foot deep lots. He stated he doesn't believe that 1 1 1 1 1 1 ARROYO GRANDE PLANNING COMMISSION Page 3 March 2, 1999 the current people at the church have any intention of dividing those and selling them off as lots, however, future administration of the church down the line might want to sell off that property. His concern was that if this is approved with those dimensions and that layout on there, two sub - standard Tots are being created. Community Development Director Hamilton stated he mentioned this to the applicants at the Staff Advisory Committee meeting, and while they do show what appears to be lots, they have not yet applied for a parcel map and, in fact, these are just dimensions on paper and do not reflect any entitlement. He stated his recommendation to them was that the homes be constructed in such a fashion that they could meet our current development standards if they chose to subdivide those sometime in the future. This requirement could become a condition of approval if the Planning Commission feels it is appropriate. He commented that, basically, all that would be required is they separate the homes far enough so. they could maintain current setback standards if they chose in the future to subdivide them. At this time, however, it is not part of their application. Commissioner Parker stated she doesn't have a problem with the project and she feels it is important for the community to support schools and churches. She commented she does have a problem with the possible flooding.. She questioned that if the City approves this project and the property does flood, if the City would be held liable then if the mitigation's do not work? Mr. Campbell stated that the City would not have any liability in this case. Acting Chair Greene stated he shares Commissioner Parker's support for the development of schools and churches in the community and feels that this request is a reasonable one and deserves the Commission's support. He stated he also shares Commissioner Keen's concern about establishing these residences so that if they are sold in the future or the ownership is changed that they comply with existing Development Code standards. Community Development Director Hamilton suggested the following condition is added to Attachment A. "The proposed units and any related accessory structures shall be separated by a minimum of 15 feet." He stated this would basically satisfy the setback requirement of the SF District. There being no further discussion, the following action was taken: RESOLUTION NO. 99 -1684 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT CASE NO. 73 -219, AMENDMENT NO. 1, APPLIED FOR BY FIRST ASSEMBLY OF GOD CHURCH, LOCATED AT 207 PILGRIM WAY, WITH ATTACHMENT ARROYO GRANDE PLANNING COMMISSION Page 4 March 2, 1999 "A" AS MODIFIED. On motion by Commissioner Keen, seconded by Commissioner Costello, and by the following roll call vote, to wit: AYES: Commissioners Costello, Keen, Parker and Acting Chair Greene NOES: None ABSENT: One vacancy exists on the Commission The foregoing resolution was adopted this 2n day of March 1999. PUBLIC HEARING - PLANNED SIGN PROGRAM 98 -219 AND VARIANCE CASE NO. 98 -216 AND APPROVAL OF LANDSCAPE PLANTING PLAN, APPLICANT: RITE AID /HALFERTY DEVELOPMENT; LOCATION: 1650 GRAND AVENUE. Community Development Director Hamilton reviewed the staff report dated March 2, 1999. He advised that this project was approved on December 15, 1998 and included about a 17,000 square foot drug store facility, a plant sales area, and dual drive through lanes for pharmacy service. The applicant at that time had not completed their planned sign program and is now requesting approval of a sign program as well as a variance from the Development Code sign standards. Specifically, the Development Code allows a maximum of 4 signs for the project and they are requesting 6 signs; 4 wall signs and 2 free standing monument signs. The project is located at the northeast corner of Oak Park Boulevard and Grand Avenue. Mr. Hamilton advised that the project as proposed include approximately 180 square feet of signs, which is well within the standards allowed in the Development Code. He noted that there are also several directional signs proposed, such as "Do Not Enter ", "Drive Thru ", etc., which would be considered secondary signs or accessory signs, and these are not subject to Development Code standards as long as they fall within the parameters established by the Code and are exempt from review. Mr. Hamilton advised that the signs being considered in the application are two canopy signs, two free standing signs, and one sign identifying the Drive Thru entrance, and one that is located above the entrance to the landscaping sales area. He stated that during previous meetings on this project, the question came up regarding the most appropriate way to sign this project, taking into consideration its location, the size of the parcel, the traffic situation, etc. He noted that part of the goal to having signage is to identify services, however, it also serves to identify points of ingress and egress. Clearly, that should occur at a point where the property can be accessed safely and motorists can see it well enough ahead of time so they can make the necessary movements to get into a position to enter the property. He pointed out that is one of the main justifications for staff's support of the requested variance. He noted that there was some discussion about the left turning movements 1 1 1 1 1 1 ARROYO GRANDE PLANNING COMMISSION Page 5 March 2, 1999 out of the driveway on Oak Park at the time the original project was before the Commission. Mr. Hamilton advised that, in all other respects, this project does meet with the Development Code standards and the Architectural Advisory Committee and Staff Advisory Committee both recommended approval as requested. Acting Chair Greene requested that staff explain the alignment for traffic on Oak Park from Grand Avenue going up the hill towards Highway 101, in response to Mr. Wysong's comments and concerns. Senior Consultant Engineer Craig Campbell advised the alignment and lane configuration of Oak Park is still the subject of discussion between the applicant and the City of Arroyo Grande and the City of Grover Beach. The Conditions of Approval requires this to be worked out to the satisfaction of both agencies because much of it is in the City of Grover Beach and much of the funding for the widening of Oak Park beyond the limits of this project are subject to regional funding through SLO COG. Therefore, the design of Oak Park in this area and as it extends upward is being done as an overall project. This project is responsible for the construction along its frontage, and SLO COG funding extends beyond that. He stated, in general, the overall street width is somewhat wider than that shown on the preliminary site plan, and the reason for that is so that it matches up with the other side of the intersection better. Commissioner Costello noted that the applicant is significantly under the maximum square footage permitted, and asked if there is the possibility they could come back later on and request to expand some of these signs to make them larger. Mr. Hamilton stated they could request expansion, however, that would be another variance request. There being no additional discussion between staff and the Commission, Acting Chair Greene opened the hearing for public comment and invited the applicant to make a presentation. Mark Hubbard. Chino Hills, stated he is with Collins Signs, the sign company that represents Rite Aid. He commented that the staff report and staff has pretty well represented what they intend to do, and he would be happy to answer any questions the Commission may have regarding the signs. Carol Florence. 3427 Miguelito Court. San Luis. Obispo. stated she is with Oasis Associates, the project landscape architects and planners. She stated she would be happy to address any concerns the Comm ission has, and expressed her appreciation for Commissioner Greene's interest from a horticultural standpoint, as well as from the standpoint of continuing community identification through plant materials. She briefly reviewed the suggested theme in continuing the use of Coastal Live Oaks and utilizing the native plant species. She stated there was no problem with changing the ARROYO GRANDE PLANNING COMMISSION Page 6 March 2, 1999 type of plant material and from a functional standpoint, most of the species will continue to do what they are intended to do, such as screen, provide backdrop and color, and provide low maintenance and low water requirements. In response to Commissioner Parker's question regarding the purpose of the trees in the front, Ms. Florence advised that the Oak trees for planting along Oak Park and Grand Avenue were selected so that eventually they will create a canopy and, in essence, you will actually be able to see underneath the canopy of the trees. Smaller flowering trees were chosen as accents where there is pedestrian access, and the shrubbery is really meant to screen the vehicles and not the building itself. Mr. Wysong stated his main concern was with Oak Park Boulevard. He suggested installation of a signal light at Brighton and Oak Park that will stop traffic coming down the hill, allowing vehicles coming from the drug store and Burger King to come out. Hearing no further discussion from the audience, Acting Chair Green closed the hearing and restricted further comments to the Planning Commission. Commissioner Parker stated she agreed with the Architectural Advisory Committee and staff's comments that the two signs will probably be more visible, however, she does not agree with the advertising placed on the reader sign in the middle. She stated her feeling that advertising is not what signs are supposed to do, and if they choose to put that one sign in the middle, she would disallow the advertising on the bottom. With regard to the trees, she stated she would like to see the size of the trees bigger when they start out, however, she is glad to see the Oak trees being planted. Commissioner Costello stated he shares Mr. Wysong's concerns regarding traffic and he feels those are legitimate concerns that will still need to be addressed. In terms of the signage, he feels that the two monument sign option is very rational and a reasonable means of alerting oncoming traffic from both Oak Park and Grand Avenue to the location and entrance way to the project. He also agreed with Commissioner Parker that perhaps the reader sign may be a little bit too much and may be distracting, which is something that should be minimized. He stated the fact that recognizing where the entrances are and marking them well, in his opinion, is a valid reason to go with the exemption and the six signs. Commissioner Keen stated he would not support any of the monument signs with a reader board on them, however, he will support the six signs and the two monument signs. He commented he does have an extreme problem with the location of the monument signs and especially the one on Oak Park Boulevard. He noted that when 1 1 1 1 ARROYO GRANDE PLANNING COMMISSION Page 7 March 2, 1999 exiting the property, in his opinion, it is going to be difficult to see around it and it is going to have to be relocated in a manner so as not to hinder the sight of the first car trying to exit on to Oak Park Boulevard. With regard to the landscape plans, Commissioner Keen stated he is in favor of approval of the plans. Acting Chair Greene stated that Condition #2 in Attachment "A ", Page 3 of the Resolution requires that the applicant install two monument signs and not the one referred to in the plans as Option 1, and noted that by adopting Attachment "A ", the applicant is denied permission to construct the Option #1 monument sign. With regard to Commissioner Keen's concern regarding the Oak Park sign creating a traffic hazard, Community Development Director Hamilton advised that was a concern for staff as well and, typically, there is an area called a "clear vision triangle" that defines an area where nothing can be placed to obstruct the view of motorists to see traffic and he believes this will comply with that requirement. He noted, however, that will be a part of the review when the building permit is issued and they will have to comply with the clear vision standards of the City and if the Commission feels it appropriate, a condition could be added requiring compliance with the clear vision standards of the City. Acting Chair Greene stated he is not a fan of secondary identification signs because, in his opinion, they detract from the quality of the general signage, and he also has some concerns about the illumination of the garden center sign, stating that even though he is concerned about those items, he was not going to let them stand in the way of the approval of the project as requested. He commented if Rite Aid doesn't run their garden center at night then, in his opinion, they should turn off their garden center sign, however, he didn't feel this was important enough to request a change in the project. He considers this project to be a significant improvement from the original project presented to the Commission, which was a large two building project and, therefore, he feels it is appropriate to allow the illuminated garden sign and the secondary product identification signs on the canopy. After a brief discussion regarding secondary identification signs, the following action was taken: RESOLUTION NO. 99 -1686 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE INSTRUCTING THE SECRETARY TO FILE A NOTICE OF EXEMPTION, APPROVING THE RITE AID PLANNED SIGN PROGRAM 98 -219, VARIANCE CASE NO. 98 -216, AND LANDSCAPE PLANTING PLAN, APPLIED FOR BY HALFERTY DEVELOPMENT, AT 1650 GRAND AVENUE WITH ATTACHMENT "A" AS MODIFIED BY CONDITION NO. ARROYO GRANDE PLANNING COMMISSION Page 8 March 2, 1999 8. On motion by Commissioner Parker, seconded by Commissioner Keen, and by the following roll call vote, to wit: AYES: Commissioners Keen, Parker, Costello and Acting Chair Greene NOES: None ABSENT: One vacancy exists on the Commission The foregoing resolution was adopted this 2" day of March 1999. Acting Chair Greene commented that the landscaping plans suggested showed some extraordinary judgement and innovation that he found to be exceptional. NON - PUBLIC HEARING ITEM - ONE YEAR TIME EXTENSION FOR TENTATIVE TRACT MAP 97 -535; APPLICANT: ROBERT OLDEMEYER; REPRESENTATIVE: LEONARD LENGER; LOCATION: 198 SO. ALPINE STREET. Community Development Director Hamilton advised that an extension is being requested to the tentative tract map that was approved in 1997, which divided Mr. Oldemeyer's 19,000+ square foot lot into two Tots, both of which exceeds the City's minimum requirement standards for the single family district. The Subdivision Map Act establishes a two -year time limit for parcel maps, and also provides for up to 3 one -year extensions. The Development Code allows extensions to be approved if there have been no substantial changes in the nature of the surrounding land uses since the project was originally approved. He advised that the property is located on South Alpine near the intersection of Newman Drive and South Alpine Street on the west side. Staff recommends that the Commission grant the one -year time extension. In answer to Commissioner Costello's question regarding how the lot is to be divided and still meet the Code, Mr. Hamilton advised that where there is an existing situation where you are not creating a more non - conforming situation by approving a subdivision, the Development Code allows that to go forward, and he believes that to be the situation in this case. Future development and an additional house on the property would have to comply in all aspects with the City's Development Code. Acting Chair Greene opened the matter for public discussion and invited the applicant to address the Commission. Leonard Lenger. 1203 Highway 227. stated he prepared the final map for Mr. Oldemeyer, and the map is completed now, the surveying is done and the monuments are set. Mr. Oldemeyer is now trying to line up his contractors to do the driveway 1 1 1 1 1 1 ARROYO GRANDE PLANNING COMMLSSION Page 9 March 2, 1999 approach and underground the sewer and electric. Acting Chair Greene pointed out that in April of 1997 the Planning Commission adopted a resolution approving the tentative parcel map, and all Mr. Oldemeyer is asking for now is an extension of one year to enable him to go forward with this project, and the request appears appropriate under the circumstances. Hearing no further comments regarding the request, the following action was taken: RESOLUTION NO. 99 -1685 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A ONE YEAR TIME EXTENSION FOR TENTATIVE PARCEL MAP AG 96 -101 FOR A TWO PARCEL SUBDIVISION AT 198 S. ALPINE STREET, APPLIED FOR BY ROBERT OLDEMEYER INCLUDING ATTACHMENT "A ". On motion by Commissioner Keen, seconded by Commissioner Cos tello, and by the following roll call vote, to wit: AYES: Commissioners Keen, Costello, Parker and Acting Chair Greene NOES: None ABSENT: One vacancy exists on the Commission The foregoing resolution was adopted this 2n day of March 1999. DISCUSSION ITEMS Community Development Director Hamilton requested the Planning Commission consider the opportunity to have a special meeting towards the end of the month, either on the 24 or the 31" of March. Acting Chair Greene stated the Village Glen item is a matter of City wide importance and, in his opinion, a full five member Commission would be preferable in terms of serving the City needs in deciding this issue. Mr. Hamilton agreed with Acting Chair Greene that it is preferable to have a full Commission and he would hope that an additional Commissioner would be appointed by that date, however, he is not sure it is fair to hold an applicant back if they desire to go forward because the City has failed to take the steps necessary to address the issue. Acting Chair Greene stated another issue is the fact that Commissioners Keen, Parker and himself have had the opportunity to read the Draft EIR, and Commissioner Costello and the new Commissioner are going to be limited in his or her preparation period if this matter is scheduled for the next meeting. He recommended setting ARROYO GRANDE PLANNING COMMISSION Page 10 March 2, 1999 them back one meeting or perhaps two weeks to insure that everybody has sufficient time to review the materials and issues. He reminded staff that he would not be able to sit on the Rodeo Heights issue which also requires a General Plan Amendment. Mr. Hamilton recognized this problem and stated he has relayed that concern to applicants . of both the Rodeo Heights and James Way Annexation projects. He stated staff needs direction from the Commission how they want to proceed in these matters. After further discussion, it was the consensus of the Commission that one of the items be scheduled for a special meeting on the 24 of March, and that the Community Development Department schedule the remaining item for a regular meeting date. Commissioner Costello moved that a special Planning Commission meeting be scheduled for Wednesday, March 24 to consider either the Village Glen Annexation or the Rodeo Heights project. Motion seconded by Commissioner Parker and unanimously carried. PLANNING COMMISSION ITEMS AND COMMENTS Commissioner Keen referred to the Assembly of God Church located on Pilgrim Way, stating there is a parking lot street light with no curvature arm on it and it sticks straight up and shines right into the adjacent houses. He commented he was shocked that there was nobody here tonight to complain about the lights in the parking lot. In answer to Commissioner Parker's request, Community Development Director Hamilton briefly explained the proposed Workshop scheduled for March 6, 1999. Acting Chair Greene inquired regarding the pending proposal to restructure the duties and functions of the Traffic Commission. Mr. Hamilton advised that at their last meeting, the Council directed that the Public Works Director form a group to look at the duties of the Traffic Commission, clarify some ambiguities between the Commissioner's Handbook and the Municipal Code, and return to the City Council with some recommendations. One of the directions from the City Council was that a member of the Planning Commission be selected to serve on that advisory body. Commissioner Keen stated he served on the Traffic Commission for approximately four years before being appointed to the Planning Commission. He further stated he is very interested in traffic and what goes on in that Commission, and he would like to volunteer to be on the committee if the Commission sees fit. Commissioner Parker stated she is also interested in traffic and, in her opinion, it would be in the Commission's best interest to have Commissioner Keen sit on the committee since he has the experience, background and history that would be valuable to this 1 1 1 1 1 1 ARROYO GRANDE PLANNING COMMISSION Page 11 March 2, 1999 committee. It was the consensus of the Commission that Commissioner Keen be recommended to serve on the committee to review duties of the Traffic Commission. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW -UP REPORTS Community Development Director Hamilton briefly reviewed upcoming projects. Mr. Hamilton informed the Commission that he has accepted a new position with the City of Redding and that March 31" will be his final day with the City of Arroyo Grande. The Commission congratulated Mr. Hamilton on his new position. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by Acting Chair Greene at 9:45 P.M. ATTEST: Kathleen Fryer, Commission Clerk AS CONTENT: es Hammon, AIC Community Development Director latiktmeQ)01.P.PM Laurence Greene, Acting Chair 1 (AtuK. hGL