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PC Minutes 1998-09-011 1 1 ARROYO GRANDE PLANNING COMMISSION SEPTEMBER 1, 1998 The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding. Present are Commissioners Parker, Greene, Keen and Haney. Also in attendance are Community Development Director Jim Hamilton, Associate Planners Helen Elder, Bruce Buckingham and Contract Planner Lezley Buford, and Senior Consultant Engineer Craig Campbell. ORAL COMMUNICATIONS Kirk Scott. 520 Via Vaquero, spoke regarding Item II.D, Planned Sign Program for the Five Cities Center, stating that the neighbors involved in this project and the CCRD have not been notified of tonight's hearing. Chair Lubin advised that it has already been decided that the referenced item will not be heard tonight and will be continued. PUBLIC HEARING (CONTINUED) - CONDITIONAL USE PERMIT 98 -567 AND ASSOCIATED ARCHITECTURAL REVIEW, CONSTRUCTION OF SIX BUILDINGS TOTALING APPROXIMATELY 28,000 SQUARE FEET; APPLICANT: JOE DE LUCIA (VILLAGE CENTRE); LOCATION: WEST BRANCH STREET AND WESLEY STREET Contract Planner Lezley Buford stated that at the last meeting there were several discussions with the applicant, the Public Works Department and Planning staff regarding some of the issues that were raised at the previous meeting, as well as issues discussed particularly with regard to traffic issues. Revisions to the traffic study have been provided to the Commission, and also some revisions to the Conditions of Approval. Commissioner Greene commented that Condition #43 on the September 1g` memo appears to pertain to the previous Condition #46, and questioned whether #43 on the new Conditions of Approval really should be Condition #46. Ms. Buford agreed with Commissioner Greene's statement. Commissioner Haney stated that at the last meeting, the 36" storm drain was discussed and it was the applicant's concern that they not be required to construct the 36" storm drain from their project down to Branch Street. He noted that is one of the conditions on the recommended Conditions of Approval. Ms. Buford stated it is her understanding that the applicant has agreed to all of the conditions, and this was a result of their discussions with the Public Works Department. Hearing no further questions for staff, Chair Lubin opened the hearing for public comment and invited the applicant to add any further information to his previous presentation. Kim Hatch, Pultz & Associates, representing the applicant, pointed out that Condition of Approval #43, which is being changed to #46, also should read that Building A is Building F. Mr. Hatch presented an exhibit showing the roof plan, noting that metal roofs come in many grades and many qualities. The roof being proposed for the project is a high grade metal roof. He described in detail the proposed materials and color of the metal roofs and reviewed the locations where they will be used. Commissioner Keen commented with reference to metal roofs in the General Plan and, in his opinion, that is another item that needs to be updated. He stated the requirement has been in there for many years when metal roofs were aluminum /steel barn roofs which were inappropriate. In looking around the Village area, metal roofs have been approved for Miner's Hardware and Lemos Feed Store. After looking at the new architecturally designed metal roofs, Arroyo Grande Planning Commission Page 2 September 1, 1998 and as different colors, materials and styles come out, that's probably the reason prior Planning Commissions approved those roofs. He stated, in his opinion, having a metal roof on these . walkways ties the buildings together giving an overall architectural effect that is appropriate. He would not be in favor of going back to steel /aluminum barn roofs, however, there are new products out now that should be considered and this could be one of them. In answer to Commissioner Parker's question regarding the roof and its appearance from underneath, Mr. Hatch advised that there is a lot of wood, metal and plaster elements in there, and the underside of the roof would be plywood to match some of the structure that is underneath, so you would not see the metal; it would be more like an open beam roof. Terry Orton. Westland Engineering, stated he spent some time with Craig Campbell of the Public Works Department, and he was pleased with the integration of Items 49 and 55 of the Conditions of Approval. With regard to #49, it was agreed that the applicants would be responsible to take improvements up to Branch Street, and it was Mr. Campbell's feeling that the City would not be doing anything at this time beyond that. With respect to the 36 inch drain, it was agreed that if funds were available, then the applicants could request negotiations. Mr. Campbell agreed that would be appropriate for redevelopment funds. Virginia Rogers, Oceano, stated her business is located in the Village. She stated people in the Village are excited about this project and, in her opinion, this project will be a long range benefit to the Village of Arroyo Grande. She stated there is a lot of public support for the project and urged the Planning Commission to approve the project. Kirk Scott. 520 Via Vaquero. stated he attended the pre - application hearing on this project, and at that time it was made quite clear that a design that would blend in nicely with the Village was what the public and the City wanted. He further stated he doesn't believe the metal roofs should be allowed because they won't blend in with the Village. Also, another concern is the intersection. The traffic study shows that when the Five Cities Center opens, the Level of Service at that intersection goes to F. With the additional traffic in that same area, even with the addition of a traffic light 20 or 30 feet down the street, is not going to make a huge difference in the circulation flow at that point. He stated he is very concerned with traffic and the band -aid approach, rather than trying to resolve traffic down Branch and Highway 227 and through that particular intersection. He requested the Commissioners give due consideration as to what is going to happen traffic -wise with the increased density and use in that area. Before discussing the traffic situation, Chair Lubin asked if there were any other comments from the audience regarding the architectural treatment of the proposed project. There were no further comments from the audience and, therefore, the traffic portion was opened for discussion. Rob Marsh. RRM Design Group, reviewed the revisions to the traffic study. He stated that basically they took out all of the pending projects, so the baseline conditions now reflect the approved projects plus what is now existing. The only other information that was added was some clarification information to make the study a little more clear as to how the conclusion was reached. He stated when looking at the baseline levels of service, he found that the intersection at West Branch Street deteriorates to F, and a signal there would bring it up to Level B. He Arroyo Grande Planning Commission Page 3 September 1, 1998 noted he had looked at other areas on Grand Avenue and they all function fine at baseline. He explained how cumulative numbers are created, he advised they are about 15 % above baseline plus pending, so all of the known pending projects bump up traffic about 15 %. This represents buildout, not only for Arroyo Grande but for the entire area. He stated that listing the Level of Service for those scenarios , and where it dropped below LOS C, he recommended some mitigation measures. The traffic signal at West Branch Street is one, and the other is the significant amount of traffic on Fast Branch Street, which needs to be studied in the Circulation Element of the General Plan, and he listed several mitigation measures that need to be studied in the big picture. Mr. Marsh advised that the City has a system in place whereby the developer pays for future infrastructure and, in his opinion, the best solution needs to be decided through the Circulation Element update. He reviewed possible solutions listed in the traffic report. Commissioner Haney stated it is his understanding from Mr. Marsh's commented that, in the overall picture, the traffic analysis indicates that this project can go ahead and we will still be at a Level of Service C, both intersection and volume -wise for the stretch of roadway segments that are associated with it. However, in looking at these incremental projects that are on the pending list, they are likely to be kicking some of this over to D Levels of Service, which must be looked at much more closely. Mr. Marsh suggested studying this in the Circulation Element, such as looking at traffic and looking at ways to reduce it. Commissioner Keen stated that at one time there was a design for that area, encompassing widening the street on the Chevron Station side so that the right turn traffic off of the ramp had a way to Traffic Way. He commented that in that scenario, the sidewalk on the Shell Station side was only going to be reduced by approximately 18 inches, and the counts changed dramatically with that flow. He further stated perhaps some of that design could be incorporated in the traffic funds. He commented there are some options in that area along with the traffic signal to make this work, and they have already been studied and practically designed. After considerable discussion regarding Levels of Service, traffic and circulation, Chair Lubin asked if there were additional comments from the public regarding the traffic issue. Coleen Martin suggested installing speed bumps on Larchmont to discourage traffic to use the street, and if no left turn was permitted into the center, that might also discourage traffic from coming down Larchmont. She also questioned what month the trip traffic counts were taken, and if the counts were taken when school was not in session, they would be much lower than they are now with school starting and parents taking their children to the Paulding School. Otis Page, 606 Myrtle Street, stated that the dynamics of the traffic situation is undefined, and the traffic data is wrong. He stated there is a problem and it is a very serious mistake not to analyze this situation in terms of the very worst case, and that worst case is a Level F. He further stated if the Commission is going to make a decision on this deserving project, there has to be a plan to solve the worst case situation. He requested the Commission either turn this project down because there is no plan or, if the project is approved, there be a contingency that the City will have a plan in a certain amount of time that will satisfy the worst case conditions. Arroyo Grande Planning Commission Page 4 September 1, 1998 Mr. Hatch pointed out that if this project goes through, the developers are ready to pay over $100,000 in mitigation fees for traffic alone. He stated they understand the issues and sympathize with the conditions that have developed, and they understand it is a major concern to resolve that issue. However, all they can do as a small property developer is offer financial restitution to help the City better their situation, and to help the developer better their situation for their development. Mr. Hatch also suggested that a stop sign be installed at the intersection coming from Larchmont towards Wesley to deal with the traffic flow. In that way, people will not think that is a direct path and they will have stops to make. Gail Lightfoot. 849 Mesa Drive. stated there is no point in building a project that people will avoid because it is inconvenient for them. She commented, in her opinion, a lot of people route themselves around the Village rather than go through it, unless they have a need to go through it. That is the kind of thing that needs to be avoided because people need to see what businesses there are so they will come back and use them. Marlene Johnson inquired about the Bank of America's concern regarding a street that will go behind their property from the Shell Station over to the project? Bob Lahr. rural Arroyo Grande. spoke about the overall traffic problem. He stated the City needs to look seriously about six lanes on the freeway. He referred to the growth in Nipomo and Arroyo Grande, commenting if the freeway isn't widened to six lanes before the next ten years, it is going to be more than a Class F Level of Service. Hearing no further comments from the audience, Chair Lubin closed the public hearing and restricted further comments to the Planning Commission. Commissioner Greene referred to Condition of Approval #69, Page 10, regarding a Soils Report dated October 1998, and recommended that be amended to reflect the proper year for that report. He stated after the last meeting he met with the landscape representative for the project, Ms. Lawrence. He described some of the modifications that were discussed. He also stated he had talked to the applicant about a concern he had regarding the traffic on Larchmont, and conveyed his feeling that the applicant can voluntarily institute an educational program with the employees and tenants who occupy the property to encourage them not to use Larchmont. He stated he doesn't feel the metal roof is necessary, however, he is not prepared to tell the applicant to modify it. He further commented he feels this is a quality project and will be an asset to the community. He stated the traffic issue is a problem, however, it is not the applicant's fault and, in his opinion, this project should be approved notwithstanding those problems. Commissioner Parker stated she has some concerns about the metal roofs, however, she is not concerned enough to hold up the project. With regard to the traffic situation, she stated she had spent three weeks talking to CalTrans trying to come up with a workable solution because she wanted this project to go through. She cannot look at a level of service that has been brought to an F with nothing done about it. She is bothered that the level of service is already an F and it will be made worse by this project. CalTrans has agreed to do a study, and have also agreed that, if the study results in the conclusion that a traffic light will not work, another option would be to stop vehicles outside of the area. She stated, in her opinion, this is a good project and the project alone is not going to affect the traffic situation badly enough to turn it down. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 September 1, 1998 Commissioner Keen agreed that a Circulation Element update is needed and implementation to alleviate some of these problem. Commissioner Haney stated he agrees with Commissioner Greene and his points of emphasis that there are major issues here that need to be dealt with, and he also agrees that the accountability does not lie with this project and it would be inappropriate to hold this project "hostage ". He stated that the traffic issue was a big problem for him at the beginning, however, those issues have been delineated with the work that Mr. Marsh has done, and that problem is now removed. The metal roof is still a concern because he sees it as a non - Village identity issue and as a General Plan issue. He further stated he is prepared to support the project, however, as to the metal roof issue, he would like to see some alternatives examined. He suggested, if there is concurrence with the Commission to have the metal roof issue examined as a separate item in an effort to allow the project to move forward. Commissioner Haney also noted that the landscaping plan the Commission looked at was conceptual and a lot of the specifics were not filled in, and now that the design elements are firmed up, he feels it would be appropriate to have the landscape element brought back before the Commission for review. Chair Lubin commented that during the pre- application review he was concerned with the metal roofs and the concept of the buildings, and he still has a problem with the concept of metal roofs. He noted that there are other metal roofs in the Village area and, therefore, he does not see the Variance as being a significant item. He stated that when the new design was presented, he was very pleased with the general image of the concept of bringing the Village process into play. He further stated he doesn't believe the metal roofs are going to be as visible as the Lemos building across the street. He commented he was more concerned with the general image of the project and the fact that a pedestrian friendly Village concept was maintained, and he feels that has been accomplished. With regard to traffic issues, Chair Lubin stated he had attended a meeting with Commissioner Parker at CalTrans, and what he found in that discussion was a feeling that these issues need to be resolved and CalTrans was willing to help resolve those issues, however, they need to do their normal process in terms of studies. After that meeting, Chair Lubin stated it was his feeling that if Public Works were to request some specific studies, those studies will be done in a reasonable period of time. He also stated he asked CalTrans specifically if they were going to be pro - active on the Wal -Mart penetration into the Village down West Branch Street, or if they were going to wait until the situation reached Level F and then do their studies. In essence, they stated they would be willing to do the studies in advance, however, they are not historically pro- active and, therefore, they would probably wait until the Wal -Mart center was open before moving forward with signalization of that corner. Chair Lubin stated he feels this project is needed; something is needed to help pull people into the Village so that there are some competitive factors to the Central Coast Town Center and he thinks this project is a good offset to that. Condition of Approval #42 was discussed by the Commission. Contract Planner Buford suggested rewording the first of the condition as follows: "Prior to finaling a building permit, if approved by CalTrans, the applicant shall install a traffic signal at the intersection of West Branch Street and Grand Avenue". Also, in the 3rd paragraph, strike out the first sentence. Arroyo Grande Planning Commission Page 6 September 1, 1998 Commissioner Haney corrected Item #3 of Page 4, under the CEQA section of the Conditional Use Permit to read "...finds..." instead of "fins." On Condition of Approval #71, Commissioner Haney suggested adding to the end of the first sentence the words "....acceptable to the Director of Public Works." He stated also, if it is the consensus of the other Commissioners, he would like to see the landscaping plan brought back to the Planning Commission. Contract Planner Buford suggested rewording Condition #16 as follows: "Prior to issuance of a building permit, a landscaping and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development Director, Police, Building and Fire, Parks and Recreation Department, and the Planning Commission. The Landscaping plan shall include the following...." Also, in response to the importation issue, Ms. Buford suggested Mitigation Measure #3 of the Negative Declaration be changed under Responsible Department to Director of Public Works. Commissioner Haney stated it appears there are only two Commissioners that feel strongly about the metal roof issue and, in his opinion, there is not sufficient support to bring this issue back again. After further discussion, the following action was taken: RESOLUTION NO. 98 -1665 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING CONDITIONAL USE PERMIT CASE NO. 98 -567, APPLIED FOR BY JAMES PANKEY, AT WEST BRANCH STREET AND WESLEY AVENUE On motion by Commissioner Greene, seconded by Commissioner Haney, and by the following roll call vote, to wit: AYES: Commissioners Parker, Keen, Greene, Haney and Lubin NOES: None ABSENT: None the foregoing resolution was adopted this ls` day of September 1998. PUBLIC HEARING (CONTINUED) - CONDITIONAL USE PERMIT #94 -524 AMENDMENT; VARIANCE 97 -204; PLANNED SIGN PROGRAM 94-114 AMENDMENT; REQUEST APPROVAL TO ADD A FAST FOOD RESTAURANT DRIVE - THROUGH LANE TO AN EXISTING GAS STATION WITH MINI - MARKET; EXCEED THE REQUIRED NUMBER OF SIGNS, AND INCREASE THE SIGN AREA FOR THE EXISTING POLE SIGN FROM 145 SQUARE FEET TO 265 SQUARE FEET; APPLICANT: MIKE HUMERIAN /KHATCHIK H. ACHADJIAN; LOCATION: 525 TRAFFIC WAY Associate Planner Bruce Buckingham reviewed the staff report dated September 1, 1998. He advised the applicant is requesting approval of an amendment to Conditional Use Permit #94 -524 to modify the interior of the existing 2,300 square foot convenience store to accommodate a 1,002 square foot fast food sales and preparation area with a drive - through. The remaining 1,298 square feet would continue to be used as a convenience store. The fast food restaurant area would consist of the kitchen and food preparation area, order /take -out counter and customer queing. He advised there would be no sit -down eating area within the building or on the site. Arroyo Grande Planning Commission Page 7 September 1, 1998 He stated that in August 1997, the Planning Commission considered an interpretation filed by the applicant requesting that the fuel pump parking spaces be counted as required parking spaces. The Commission unanimously denied this interpretation. He advised the existing building meets all Development Code standards, and the proposed modification to add a fast food restaurant could meet those standards which requires specific performance standards be met to assure there are no adverse impacts on adjacent residents. He noted that Condition 11 has been added limiting the hours of operation from 7 :00 a.m. to 10:00 p.m. In addition, Condition 21 has been added requiring that the noise standards are met. Mr. Buckingham advised that the staff reviewed the Traffic Study prepared by Higgins and Associates, which recommends eight project mitigation measures 1, 2, 6 and 7. The remaining mitigation measures address operational issues and customer behavior, and staff believes these decisions should be determined by the operator. The Planning Commission may consider requiring these mitigations if it is determined that they would benefit operations. He also advised that the applicant is requesting that the 12 parking spaces be reduced to 9 spaces, or a 25 % reduction. The Traffic Study estimates concludes that the estimated peak parking demand for the proposed project is 7 vehicles during weekdays, and 9 vehicles during Saturday peak hours. Mr. Buckingham reviewed the Planned Sign Program for the project. He advised that an amendment to the Planned Sign Program is required to increase the size of the pole sign, and a Variance is required for approval of a sign area greater than the 145 square feet currently approved. He noted that the Development Code allows a maximum sign area of 70 square feet for any individual sign and, therefore, the existing pole sign is 75 square feet greater than the Code maximum. The applicant is proposing a Burger King sign of 120 square feet be placed below the existing Mobil sign of 145 square feet, which would increase the sign area of the pole sign from 145 square feet to 265 square feet. He pointed out that the proposed pole sign is larger than all but one pole sign in the City and, in addition, the placement of two widely spaced signs on a single pole, both of which exceed current sign area maximums, could set a precedent. Therefore, staff cannot support this request. Mr. Buckingham referred to the two alternatives listed in the staff report for the Planning Commission's consideration. After a brief discussion between the Planning Commission and staff, Chair Lubin opened the public hearing for public input. Tony Orefice, RMO Architects, 1125 Grand Avenue, representing the applicant, stated the request to add 70 square foot to the pole sign is to identify the Burger King restaurant. He advised there was a fast food restaurant previously existing on this site and, basically, any fast food could move into this location without a driveway or pole sign, however, Burger King could not exist without these two items. He reviewed the proposed driveway, number of parking spaces and requested signage. He also addressed the noise issue, stating they placed the speaker box facing the agricultural area. Mr. Orefice commented that the applicants agree with staff's recommendations and mitigation measures, and the speakers can be adjusted to any scale the City wants. The Commission discussed employee parking, headlights shining into residences, access for gasoline delivery trucks, and lighting of the additional sign intruding into adjacent residences. Arroyo Grande Planning Commission Page 8 September 1, 1998 Commissioner Parker stated she would like to see a compromise on the sign to reduce the amount of light intruding into residences. Mr. Orefice commented that the two businesses need their own identity. Chair Lubin announced that because of the lateness of the hour and the fact that this item will take quite a bit of time to discuss, the remainder of items on the agenda will need to be continued to another meeting. Jim Brown, 125 Allen Street; Carol Dean 111 Orchid Lane; Lynn Titus, 404 Lierly Lane; Roger Jed. Trinity Way; Jim Dickens. 769 Branch Mill Road, Marjorie Dean, 111 Orchid Lane:, Marlene Johnson, Vagabond Mobilehome Park, and Marie Cattoir, 195 Orchid Lane, expressed their concerns about the proposed project because of traffic safety, air and noise pollution, light pollution on adjacent residences from signs; the speed of vehicles coming off of the freeway, and the danger of trying to make a left -hand turn into the project. It was generally felt that allowing five uses in this location would be too intense for such a small area and would generate too much traffic. Khatchik Achadjian. 525 Traffic Way. applicant for the project, addressed some of the concerns expressed by the neighbors. He stated one of his biggest concerns is the traffic. He noted that every other ramp coming off of the freeway has a stop sign with the exception of Traffic Way, which is necessary to slow down the traffic coming off of the freeway. He stated the requested signs need to be separate to identify the two separate businesses. He advised that the noise issue is controlled by the City's Noise Ordinance. With regard to the gasoline delivery trucks, Mr. Achadjian advised that early morning or evening hours would be arranged. He further stated that the Burger King restaurant will close at 10:00 p.m. and their sign will be turned off at that time. Mr. Achadjian stated he is concerned about his neighbors' feelings and he will take all of the comments expressed tonight into consideration. Mike Humerian, 1007 Acorn Lane, applicant for the Burger King restaurant, advised that the cat converter will cut down 90% of the odor emissions, and they do not go outside at all, and should eliminate any concerns regarding odors. He further advised this will be a small operation with a minimum of employees, and the volume is not going to be tremendous as compared to the drive through Burger King in Grover Beach. After further discussion, and due to the lateness of the hour, the public hearing was continued to a specific date, on motion by Commissioner Haney, seconded by Commissioner Parker, and unanimously carried. PUBLIC HEARING (CONTINUED) PLANNED SIGN PROGRAM #98 -127 AND VARIANCE CASE #98 -211; REQUEST TO REPLACE EXISTING SIGNS AND ADD AN ADDITIONAL SIGN; APPLICANT: WILLIAM SCHOEFFLER (CASA GRANDE INN); LOCATION: 850 OAK PARK BOULEVARD Chair Lubin inquired if there were any persons in the audience to speak on this item that could not be present at the next meeting. Hearing none, Chair Lubin advised this item would be continued to a specific date. 1 Arroyo Grande Planning Commission Page 9 September 1, 1998 PUBLIC HEARING (CONTINUED) PLANNED SIGN PROGRAM #96 -118 AND VARIANCE, SIGN PROGRAM FOR THE FIVE CITIES CENTER; APPLICANT: AGRA, LLC /FIVE CITIES CENTER; LOCATION: WEST BRANCH AND RANCHO PARKWAY Chair Lubin advised a request was received by the applicant requesting that this item be continued. PUBLIC HEARING - AMENDMENT TO CONDITIONAL USE PERMIT #97 -560, REVISION TO SITE PLAN; APPLICANT: DAN BLOUGH (WAYNE'S TIRE); LOCATION: 505 GRAND AVENUE Chair Lubin announced this item would be continued to the next meeting. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS. Community Development Director Jim Hamilton reviewed pending items for the Planning Commission's review. After discussion regarding a special meeting, on motion by Commissioner Greene, seconded by Commissioner Haney, and unanimously carried, date and time for a special meeting was set for Wednesday, September 9 at 6:30 p.m. Location of the meeting to be determined by the Community Development Director. WRITTEN COMMUNICATIONS - None ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 12:00 a.m. on motion by Commissioner Haney, seconded by Commissioner Parker, and unanimously carried. ATTEST: Pears L. Phinney, Commission Cl AS TO CONTENT: Ji ► amilton, AIC ommunity Development Director