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PC Minutes 1998-07-07ARROYO GRANDE PLANNING COMIVIISSION JULY 7, 1998 The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding. Present are Commissioners Parker and Haney. Commissioner Greene is absent. One vacancy exists on the Commission. Also in attendance are Acting Community Development Director Helen Elder and Contract Planner Lezley Buford. MINUTE APPROVAL As suggested by Commissioner Haney, approval of the minutes of the meeting of May 5, 1998 was continued to the next meeting when Commissioner Greene is present. ORAL COMMUNICATIONS - None CONTINUED PUBLIC HEARING - PLANNED SIGN PROGRAM CASE NO. 98-124 AND VARIANCE CASE NO. 98 -210, SIGN PROGRAM FOR SHOPPING CENTER; APPLICANT: AGRA, LLC /FIVE CITIES CENTER; REPRESENTATIVE: MICHAEL HEINRICH/MUSIL GOVAN AZZALINO; LOCATION: WEST BRANCH STREET AND RANCHO PARKWAY Contract Planner Lezley Buford advised that the plans and requested materials for this project were received too late for staff to review and provide a staff report. After a brief discussion, on motion by Commissioner Haney, seconded by Commissioner Parker, and unanimously carried, Planned Sign Program Case No. 98 -124 and Variance Case No. 98 -210 were continued to a date uncertain. PUBLIC HEARING - PLANNED SIGN PROGRAM CASE NO. 98-127 AND VARIANCE CASE NO. 98 -211, REPLACE EXISTING SIGNS AND ADD AN ADDITIONAL SIGN; CASA GRANDE INN; APPLICANT: WILLIAM SCHOEFLER; REPRESENTATIVE: JIM CRAVENS; LOCATION: 850 OAK PARK BOULEVARD Contract Planner Buford reviewed the changes proposed by the applicant. She noted that this is not an amendment to the Planned Sign Program because the Sign Program that was originally approved in 1985 was merely an administrative permit approval over the counter. She advised that the Architectural Advisory Committee reviewed this project and found no problems with the signage. Because of the unique site location from the freeway and the location of the drainage basin, they felt the project warranted the requested signage. Ms. Buford concluded with the staff recommendation that the Planning Commission recommend the City Council approve the Planned Sign Program and Variance as requested by the applicant. After a brief discussion between the Commissioners and staff, Chair Lubin opened the hearing for public comment. John Keen. 298 No. Elm Street, commented that the restaurant seems to have been rather flagrant with the changes they have made without coming in for approval of signs, and any action that can be taken to upgrade the signs on that property to conform to the sign ordinance would be appropriate at this time. Hearing no further comments from the audience, Chair Lubin closed the public portion and restricted further comments to the Planning Commission. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 2 July 7, 1998 Commissioner Haney pointed out that with the proposed increase of the sign on the south facing face of the motel, which adds about 88 square feet, the result is approximately 46% increase in the total sign area, which appears to be contrary to the direction generally taken by the Commission regarding sign programs. He reviewed that a year or so ago a sign ordinance was adopted by the Planning Commission and City Council that aimed to reduce the proliferation of signs, standardize signs and limit sign size to reduce the impact on neighborhoods and avoid the "L.A." look. He stated the proposed signage consists of significant variances from the currently approved sign program. He further stated he was under the mis- impression that this had been previous approved by the City Council as part of the PD zone. A variance approval for this request would open the door to other changes to signs throughout the community. He stated the new sign proposed on the face of the building, in his opinion, adds little to increase the visibility of the motel signs, however, it does have an impact on the residential development across the freeway. Commissioner Haney further stated he doesn't believe a good case has been made to add additional signage over and above what is currently there and, in his judgement, the signage being proposed doesn't really accomplish the objectives the applicant is looking for. Commissioner Parker stated she is not as concerned about the total square footage of signs as the number of signs, and the fact that the signs they have do not conform to the total square footage of 70 square feet allowed by the code. She further stated she doesn't have a problem with changing the look of a sign, however, she has a problem with adding square footage to a sign that is already larger than the code allows. Regarding Sign #5, the additional sign, Commissioner Parker stated she is concerned about adding another sign because they already have too many. She noted they now have two wall signs and are requesting addition of a third wall sign. In looking at this, in her opinion, it may be a good place to put a sign there, and suggested they take the other two wall signs off and install this one, making it conform to the 70 square feet maximum instead of 88 feet as proposed. Chair Lubin stated, in his opinion, there would not be a significant increase in benefit for Sign #5, the new sign on the wall, and with the number of signs already there the addition of this sign would be over -kill and would not provide a lot of visibility. He further stated he is concerned with the total square footage and the number of signs. With regard to the pole sign, he would be in favor of enlarging the logo to the size of the existing sign. Chair Lubin re opened the public hearing to give the applicant's representative an opportunity to make comments. Jim Cravens. Asignco, 232 Front Street, Grover Beach, representing the applicant, advised the reason for the sign changes is • the requirement to meet Best Western's corporate sign criteria with logo shaped signs. With regard to the freeway sign, Mr. Cravens pointed out that the signs are all production manufactured signs and this one is the closest to the size of the existing sign, which is approximately 10 square feet larger than the existing sign. The selection is chosen by Best Western Corporation as far as the sign cabinet sizes, going from a 50 square foot sign up to a 90 square foot sign, etc. He stated a 70 square foot sign in that location would require a lot of structural changes as far as the width because the poles are too far apart. Mr. Cravens stated, in his opinion, the applicant would prefer to eliminate the signs on the tower, Signs 3 and 4, and have the one on the building, because of the fact that the signs on the tower are not really visible from any direction, the message sign that is currently near the street is to guide people into the driveway. In addition, he would prefer to have the sign on the end of the building (Sign #5) Chair Lubin closed the hearing and reserved further comments to the Planning Commission. Arroyo Grande Planning Commission Page 3 July 7, 1998 Commissioner Haney referred to the Commission's last two decisions regarding signs, indicating that if the applicant can stay within the same parameters as the previously approved sign program, such as total square footage, same number of signs and the same location, the request has been generally treated as being a positive recommendation to the City Council. However, in this case, it looks like there are two proposals on the table. It seems the consensus of the Commission is that the 5 sign is unacceptable in light of the Commission's previous comments. Therefore, the two alternatives are; (1) keep the signs in the present location and try to maintain as close to the same square footage and same number of signs, or (2) allow the sign to be placed on the south facing building elevation, at which point it appears the square footage would stay pretty close to what it is now. He further stated he could support a resolution for the signs as they are presently in existence and changing the copy face. If this is impractical because of the standard dimensions of the sign after examination, he would be willing to consider the additional 10 square feet on the pole sign as a minor variation if there are no other realistic alternatives. Commissioner Parker stated, if possible, she would like to see the company make the necessary sign molding adjustments rather than go over the 70 square foot maximum. Chair Lubin stated he agrees with both Commissioners, however, his first preference would be to down -size the pole sign to fit within the 88 square feet or less and, if that is not possible due to physical restraints, then he agrees with Commissioner Haney's suggestion to increase the size by approximately 10 square feet. His preference, however, is to see the sign fit within the 88 square feet. With regard to the issue of the 5 sign, Chair Lubin stated he would not be in favor of that sign unless there was removal of the other signs, and the sign would have to be within the 70 square foot limitation. After further discussion, Chair Lubin suggested to the applicant that this item be continued indefinitely until they have a chance to re -work the proposal and work with staff so that they are in concurrence with the Commission's thoughts and suggestions. On motion by Commissioner Haney, seconded by Commissioner Parker, and unanimously carried, Planned Sign Program Case No. 92 -127 and Variance Case No. 98 -211 were continued indefinitely until the applicant has provided staff with adequate information to address the foregoing comments provided by the Chairman. PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 98 -568 TO OPERATE K -12TH GRADE SCHOOL; APPLICANT: PACIFIC COAST CHRISTIAN ELEMENTARY/ HIGH SCHOOL; REPRESENTATIVE: REV. JARED D. HOOVER; LOCATION: 207 PILGRIM WAY Contract Planner Lezley Buford reviewed the staff report dated July 7, 1998. She stated that in 1988 Coastal Christian School received approval to operate a school at the subject site which was basically grades 7 through 12 with a maximum of 150 students. The school eventually moved to its current location on Farroll Avenue. Ms. Buford advised the Pacific Coast Christian School began operating a school in 1988 under Conditional Use Permit 88 -437. In May of 1997 the Planning Commission approved an amendment to the CUP to allow the addition of a combination first/second grade class. The current request is to allow the addition of grades 3 through 6, resulting in the school operation of grades kindergarten through 12 grade, with a maximum of 200 students. She pointed out that all existing conditions in the Conditional Use Permit now in force would remain in full force and effect. Also, she noted that the Staff Advisory Committee reviewed the proposed project and recommended that the Planning Commission approve the project subject to the recommended conditions of approval attached to the draft resolution. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 4 July 7, 1998 Chair Lubin opened the public hearing and invited comments from the applicant. Reverend Jered Hoover. stated at this time they are not sure they are even going to have a St grade; they are going to do a 3rd /4th grade combination, and although they are increasing their numbers for long term, they actually see little impact the school is going to have in the next few years. It is the school's feelings they will only be through the 8t grade within the next few years, so they should be well within their 200 student capacity. Reverend Hoover reviewed the current facilities available to the school and the capacity available. In answer to Commissioner Parker's question regarding classroom hours, Reverend Hoover advised they are currently operating from 8:30 a.m. to 2:30 p.m. Hearing no further comments from the audience, Chair Lubin closed the public portion of the hearing and reserved further comments to the Planning Commission. Commissioner Parker stated she talked with the neighbors and also the people at the high school and, basically they are comfortable with the school there. One of the concerns that was brought up was traffic. The high school would like to see the hours staggered with their times. Another issue was the concern about parking. She stated she counted 97 parking spaces, and the code requirement is approximately 40 spaces, and, therefore, she didn't see where parking would be an issue. Commissioner Haney stated he supports the application and the proposal. He suggested making changes to some of the paragraphs of the resolution in the approval process. Chair Lubin stated he also supports the application and, in his opinion, this is a good use of the property and is a good long term goal to move in that direction. He further stated he looked at the facility during the school hours and came to the conclusion that the number of additional trips compared to what the high school is already doing would be insignificant and he did not think it would be a problem. There being no further discussion, the following action was taken: RESOLUTION NO. 98 -1658 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT CASE NO. 98 -568, APPLIED FOR BY THE FIRST ASSEMBLY OF GOD CHURCH, LOCATED AT 207 PILGRIM WAY On motion by Commissioner Haney, seconded by Commissioner Parker, and by the following roll call vote, to wit: AYES: Commissioners Haney, Parker and Chair Lubin NOES: None ABSENT: Commissioner Greene the foregoing resolution was adopted this 7t day of July 1998. Arroyo Grande Planning Commission Page 5 July 7, 1998 In his motion, Commissioner Haney suggested the following modifications to the resolution: After the second "WHEREAS" Add a third "WHEREAS" to reflect the items previously approved by the Planning Commission: "WHEREAS, the Planning Commission has previously approved a pre - school in Conditional Use Permit No. 73 -219, and Conditional Use Permit Case No. 88- 437 for Grades 7 through 12 up to a total of 150 students, Under "Conditional Use Permit Findings", Item 2, eliminate wording after the word "established". Under "Conditional Use Permit Findings", Item 3, eliminate wording after the word "provided". PLANNING COMMISSION/COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS. Acting Community Development Director Helen Elder stated, in keeping with the Planning Commission's request to have pending projects in San Luis Obispo County adjacent to the city limits referred to the Commission, there is information included in the agenda packet on one project. She also referred to the list of projects scheduled for review by the City Council and Planning Commission. WRITTEN COMMUNICATIONS 1. Agenda Item No. III.B - Resolution No. 88 -1188 at 207 Pilgrim Way. 2. Correspondence - Letter from Otis Page dated July 6, 1998. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 8:30 p.m. on motion by Commissioner Haney, seconded by Commissioner Parker, and unanimously carried. ATTEST: Pearl L. Phinney, Commission C1 AS TO CONTENT: VLfX ip. i OZei/L—/ Helen Elder, AICP, Acting Community Development Director 1 1 1