PC Minutes 1998-04-071
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ARROYO GRANDE PLANNING COMMISSION
APRIL 7, 1998
The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding.
Present are Commissioners Rondeau, O'Donnell, Haney and Greene. Also in attendance are
Acting Community Development Director Helen Elder, Associate Planner Bruce Buckingham
and Deputy Public Works Director Craig Campbell.
APPROVAL OF MINUTES
Hearing no additions or corrections, the minutes of the regular meeting of March 3, 1998 were
approved on motion by Commissioner Greene, seconded by Commissioner Haney, and
unanimously carried. Chair Lubin noted that the minutes of the meeting of February 17, 1998
were incomplete and asked they be corrected and submitted for approval at the next meeting.
ORAL COMMUNICATIONS - None
NON - PUBLIC HEARING - PRE - APPLICATION REVIEW, 2400 SQUARE FOOT
RESTAURANT WITH DRIVE THROUGH; APPLICANT: FOODMAKER; LOCATION:
SOUTHEAST CORNER OF EL CAMINO REAL AND OAK PARK BOULEVARD.
Associate Planner Bruce Buckingham reviewed the staff report dated April 7, 1998. He advised
that the site is designated General Commercial and is currently vacant. In order for the
applicant to proceed with their plan, a Conditional Use Permit application would need to be
submitted and approved. He stated that, as part of the project review, an environmental review
of all potentially significant impacts would be studied. The issues to be reviewed could include
noise, odors, emissions, and lighting. The current zoning could allow a wide variety of uses.
The site is partially buffered from adjacent residences by a hillside along the south property line.
Mr. Buckingham noted that the primary issue regarding the applicant's site plan is whether
access from Oak Park Boulevard is acceptable. As the site plan illustrates, there are two
proposed access points from Oak Park Boulevard and El Camino Real. He further noted that
Condition No. 25c of Lot Line Adjustment Case 97 -536 denies access from Oak Park Boulevard.
The applicant suggested that a review by a Traffic Engineer be conducted addressing the Oak
Park Boulevard access and, as a result, Associated Transportation Engineers was hired by the
applicant to perform a traffic study. After review of the traffic study, staff found no quantifiable
evidence and /or mitigations to conclude the Oak Park Boulevard driveway would operate safely
or efficiently. Staff expressed concerns with issues such as lane stacking, high speeds in relation
to downhill braking, sight distance, and the difficulty in getting from the driveway to the left
turn lanes at the two Oak Park Boulevard signals. These concerns have not been addressed and,
therefore, staff does not support a driveway at this location.
With regard to design of the project, Associate Planner Buckingham advised that after review
by the Architectural Advisory Committee, they rejected the corporate theme and suggested a
more rustic building design with horizontal siding. The applicant agreed to revise the
architectural style to reflect the Committee's concerns.
Mr. Buckingham pointed out that this pre - application review is not a formal application or a
public hearing, however, all property owners within 300 feet of the project site have been
notified at the applicant's request. The City has received a letter in opposition to the proposal
from Robert and Diana Harris who reside at 1611 Chilton Street.
Arroyo Grande Planning Commission Page 2
April 7, 1998
After staff's presentation, Chair Lubin opened the meeting for public comment.
Jim Garing. Garing. Taylor & Associates. stated he is the Civil Engineer involved on the
project, and referred to an exhibit illustrating the site of the proposed restaurant. He stated his
company did a grading plan for this site three or four years ago that would easily allow access
for the site. He further stated that the observation was made that traffic is moving quite fast on
the downhill movement, however, vehicles are already slowing down and safely stop when the
traffic light is red. Jack -In -The -Box feels this restaurant will be a good income generator for
the City and will draw business from the freeway corridor. Mr. Garing stated he feels the
traffic issues surrounding Oak Park Boulevard can be solved and explained possible solutions.
Deanne Croft. 1597 Chilton Street. stated that there are about three accidents a week at that
intersection, and the traffic situation is extremely dangerous. She also stated their street is very
narrow and people will be using Chilton Street to go to the restaurant generating a lot of traffic
on a very narrow street. She indicated her concern about the noise and decrease of property
values. She also stated she feels that it would be better to have a professional building on that
corner.
Tom Stone, 1601 Sierra Drive, spoke regarding the traffic on Oak Park Boulevard and the
difficulty he has getting onto Oak Park Boulevard from Sierra Drive. He stated, in his opinion,
that is not a good location for a drive through restaurant and a better use would be some
professional use.
Judy Tappan, 1525 Chilton Street. stated she doesn't think this use should be considered any
further. She stated El Camino Real is also a problem and, in her opinion, a drive through
restaurant is too intense.
Diana Harris, 1611 Chilton Street, referred to the comments in her letter to the Commission,
dated March 12, 1998, and asked the Commission not to grant permission for Jack -In -The Box
at this location.
Chair Lubin thanked the audience for their comments. He advised that no action would be taken
tonight and this is strictly information for the developer.
Commissioner Rondeau stated he doesn't know how the traffic situation could be remedied. He
agreed with the comments from the audience regarding a fast food drive through restaurant in
this location.
Commissioner O'Donnell stated he is not opposed to a restaurant on that corner, however, he
would prefer not having a drive through at that site, and he has a real concern about the Oak
Park Boulevard access. As far as the project, he would favor the changes on the plans and the
idea of keeping the sign to a minimum on the south side. Also, there would need to be some
kind of screening from the residences.
Commissioner Haney stated he is not opposed to a commercial use on this site, however, he has
some reservations about a fast food restaurant with very high intensity of use in this location,
and its compatibility in a residential neighborhood. He further stated that the basic
incompatibility that exists has not been addressed, and he concurs with the other Commissioners
about the safety issues. He stated, in his opinion, the key issue is the traffic safety issue. As
far as the design issue, he feels they are moving in the right direction. He commented he is
against neon lighting of any kind, and the need for higher standards and to be more attentive
when abutting up against residential neighborhoods.
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Arroyo Grande Planning Commission Page 3
April 7, 1998
Commissioner Greene spoke regarding drive through restaurants in general with air pollution,
noise pollution, trash, etc., and he feels that use for this location is inappropriate, and would not
reflect the image we want to project for Arroyo Grande. He stated he is concerned about the
vehicle emissions, lighting and odors.
Chair Lubin stated he feels the traffic is going to be a problem. He further stated he is in favor
of development on that corner, however, the question is if this is the right project; would it
blend in with the area and not stand out? He also expressed concern with the signage, stating
there are some significant issues that have to be looked at.
Chair Lubin referred to two additional letters that were placed at the door of the Council
Chambers before the meeting tonight; one from Karen Rohloff, 1641 Sierra Drive; and a letter
from Lela and Roy Ormsby, 1691 Chilton Street, both with negative comments and expressing
concerns about traffic.
PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND
COMMENTS
A. San Luis Obispo County Development Projects. Acting Community Development
Director Helen Elder reported on the Commission's recent request to staff about the possibility
of reviewing and commenting on projects in the County adjacent to the City. She advised that
she reviewed how staff previously submitted comments on County projects adjacent to the City
limits, noting that comments on pending development applications were done on a case -by -case
basis. No change to the existing policy is recommended at this time.
Commissioner Haney requested that staff advise the Commission of major developments
proposed in the County that are adjacent to the City limits so that the Commission can submit
comments if they choose to do so.
B. Update of projects. Ms. Elder briefly reviewed the status of various projects scheduled for
consideration by the Planning Commission.
C. General Plan Update. Ms. Elder advised that the tentative date for the next workshop is
set for Saturday, June 13t. Staff is still waiting for verification of availability of the high school
gym. She noted that the next workshop will probably be similar to the first one, and staff is
working to get notices mailed out to approximately 8,000 addresses in the City rather than just
a public notice published in the newspaper.
WRITTEN COMMUNICATIONS
Chair Lubin reviewed correspondence received by the Commission after preparation of the
agenda.
1. Letter dated March 20, 1998 from Jack and Deanne Croft.
2. Letter dated April 3, 1998, from Glenn and Beth Peters.
3. Letter dated April 7, 1998 from Calvin Wood.
4. Letter dated April 7, 1998 from Karen Rohloff.
5. Letter (undated) from Lela and Ray Ormsby.
Arroyo Grande Planning Commission
April 7, 1998
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned by the
Chairman at 8:50 p.m.
ATTEST:
Pearl L. Phinney, Commission C1gr
AS TO CONTENT:
6i_eii,vt ey,t_
Helen M. Elder, AICP
Acting Community Development Director
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