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PC Minutes 1997-12-16ARROYO GRANDE PLANNING COMMISSION DECEMBER 16, 1997 The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding. Present are Commissioners Rondeau, Haney, Greene and O'Donnell. Also in attendance are Community Development Director Doreen Liberto - Blanck, Associate Planner Bruce Buckingham, Associate Planner Helen Elder and Deputy Public Works Director Craig Campbell. MINUTE APPROVAL Hearing no additions or corrections, the minutes of the regular meeting of November 18, 1997 were approved as prepared on motion by Commissioner Haney, seconded by Commissioner Greene, and unanimously carried. ORAL COMMUNICATIONS - None PUBLIC HEARING (CONTINUED) - TENTATIVE PARCEL MAP CASE NO. 97 -542, SUBDIVIDE ONE PARCEL INTO TWO LOTS; APPLICANT: DAN BLOUGH /TIM TIESSEN; LOCATION: 495 GRAND AVENUE. Associate Planner Bruce Buckingham reviewed the staff report dated December 16, 1997. He noted that the Commission held a hearing on this item at its December 2, 1997 meeting and, based on questions regarding the status of an easement for Valley View Road on the eastern side of the property, the Planning Commission voted to continue the item to December 16 After further research on the status of Valley View Road, staff concluded that there was no longer a reservation needed at all and, therefore, staff recommends that Public Works Condition of Approval No. 9 be deleted. He advised that staff has added Condition No. 12a requiring the applicant submit a conceptual drainage and erosion control plan to the Public Works Department prior to approval of the final map. With the above noted revisions to the Conditions of Approval, staff recommends that the Planning Commission approve Parcel Map No. 97 -542. Mr. Buckingham noted that a letter was received this date from an adjacent business regarding a concern about drainage when the site is developed. Chair Lubin re- opened the public hearing for further comments from the audience. Dan Blough, Applicant, stated the elimination of the road reservation solves a lot of problems. He further stated that at the last meeting a concern was raised that the PD application was not submitted at the same time and, therefore, he has a set of the proposed building plans for the undeveloped parcel that he would like to share with the Commission. He also commented that, as a result of a combination of staff vacations in the summer, the difficulty getting a quorum of the Architectural Advisory Committee, the holidays and the problem getting this project scheduled for the Planning Commission and City Council meetings, this project has probably been delayed three or four months. He requested that the Planning Commission look at the building plans tonight to see if there are any significant problems. Chair Lubin advised that the Commission is looking at the tentative parcel map tonight and have not had an opportunity to review the plans. He stated there is a. time problem since there are several other items on the agenda tonight. Mr. Blough requested he be allowed to distribute the proposed plans to the Commissioners for review to see if they have any problems with them and he would contact them later. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 2 December 16, 1997 Hearing no further comments from the audience, Chair Lubin declared the hearing closed. The Commission concurred that their original concern was the size of the lot and the road reservation and, since that has been corrected with elimination of the road reservation, they had no problem with the tentative tract map. After a brief discussion, the following action was taken: RESOLUTION NO. 97 -1644 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 TENTATIVE PARCEL MAP 97- 542, LOCATED AT 495 GRAND AVENUE, APPLIED FOR BY DAN BLOUGH On motion by Commissioner O'Donnell, seconded by Commissioner Greene, and by the following roll call vote, to wit: AYES: Commissioners Rondeau, Haney, Greene, O'Donnell and Lubin NOES: None ABSENT: None the foregoing resolution was adopted this 16 day of December 1997. PUBLIC HEARING (CONTINUED) TENTATIVE PARCEL MAP CASE NO. 97 -544, SUBDIVIDE TWO EXISTING PARCELS INTO THREE NEW PARCELS; APPLICANT: WOOD INVESTMENTS; REPRESENTATIVE: MARK ROWSON, LATITUDE 33; LOCATION: 1570 W. BRANCH STREET Associate Planner Buckingham reviewed that the Planning Commission heard this item at the November 18th meeting and, based on a request for more information, the item was continued to tonight's meeting. The applicant has provided additional information and have indicated they will be presenting additional information tonight. Mr. Buckingham noted that a letter was received from the Quarter Deck indicating they are in support of the proposed development. Chair Lubin re- opened the hearing for public comment. Jim Wood. Wood Investments, applicant, stated that at the last meeting a question was raised whether the project conformed to the General Plan and Oak Park Planned Development, and he has been informed that it does conform to both the General Plan and Oak Park PD. Mr. Wood reviewed the primary and secondary parking, and the number of employees in the center. He noted there are 124 spaces at the rear of the property, which could be designated as secondary parking. In talking with the tenants of the office and retail uses, excluding K -Mart, there is a total of 85 employees, and K -Mart has approximately 125 employees, which are mostly part time employees. At a peak time they have approximately 50 employees, otherwise they have around 20 employees working. And of the total of 85 employees from the office and other retail uses, it is estimated there is a total of 64 employees at any one time. He noted that of the 124 spaces available, even at peak hours, there are approximately 100 to 110 maximum spaces needed for Arroyo Grande Planning Commission Page 3 December 16, 1997 parking. This means that the primary parking area, which is in excess of 400 spaces, are available for customers. Mr. Wood commented that Wal -Mart will have an impact on the center, and what they are trying to do is maintain competitiveness of the center, and they believe this pad is a step in the right direction. He further commented that the use proposed will be compatible with the overall center, and will provide an opportunity to add an additional service or need. He pointed out that in similar situations like this where Wal -Mart has come in, K -Mart has closed approximately 1200 stores over the past three or four years. Mark Rowson. Latitude 33. San Diego, representing the applicant, addressed the issue of primary and secondary parking and how it would be utilized under ultimate developed conditions. Commissioner Haney inquired if the K -Mart bulk storage location on the west side was included in the parking space count? Mr. Rowson stated it was included. Also, it is his understanding that the parking demand has not been sufficient to warrant K -Mart being more creative or efficient with their bulk storage. One of the things that the summary does assume is that if the demands were high enough with another use in the center, that issue would have to be addressed with K -Mart and those spaces would have to be made available. Commissioner Haney commented that a net of about 40 spaces are being pulled out of the primary field, which is about a 9% reduction, and approximately 5,000 square feet of additional usage is being added, making the actual impact slightly more than 9 %. He stated he is concerned about the impact of dropping below the requirement of 1 space for 250 square feet to effect this future development. Mr. Rowson stated that when the proposal for the ultimate buildout of the new parcel is presented, the likelihood is that there will need to be a reduction in the required parking considered. He further stated that even if 5,000 square feet of new retail use was introduced, the reduction in parking results in approximately a 9% reduction of the required amount including the new use, which falls well within the codified allowable reduction of 30 % . Commissioner Greene referred to the site plan dated 9/3/96 showing a proposed use for this parcel being a fast food restaurant. Mr. Rowson stated that at this time, there is no use like a fast food restaurant being considered. Commissioner Greene pointed out that the staff report states that the addition of a 5,000 square foot building would require 20 additional parking spaces in order to comply with the Development Code, and the total number of primary and secondary spaces would result in a deficit of 51 spaces, and all of these spaces lost would be in the primary parking area. John Koenig, stated he and Jim Wood developed the center about 15 years ago. He commented they don't have a parking problem now, but they certainly are willing to enforcing the available mechanism they have to compel those employees that are now utilizing the parking in the front. He stated the time is appropriate to add another building and attempt to provide for the continued health of the center and not become one of the casualties of having to close down the center. Commissioners Greene and Haney expressed their concerns as previously described at the November 18 meeting, stating they did not feel the proposed parcel map is consistent with the goals and objectives of the General Plan, the parking plan is inconsistent with Development Arroyo Grande Planning Commission Page 4 December 16, 1997 Code requirements, inability to make a number of the findings required as noted in the staff report dated December 16 submission of a specific plan along with the tentative parcel map to demonstrate what the impacts might be with the proposed development, and increased intensity and density of use. Commissioner Haney commented that previously the center has been increased by 20,000 square feet, and another 5,000 square feet is now proposed and, cumulatively this impacts the density and intensity, and the quality of life in the area. Commissioner O'Donnell stated he . has some concerns with the development, however, he believes these concerns can be addressed by the developer. Commissioner Rondeau stated he agrees with Commissioner O'Donnell's comments, stating he does not have a problem with the way the project is laid out. Chair Lubin stated he was concerned about increasing the density and reducing the parking, which could create a significant problem in the future, however, the fact the employee usage of 100 to 110 spaces can be transferred sometime in the future to the secondary parking which would free that amount of parking in the front, it appears that would resolve a significant problem. Also, at this time, there is no one parking in the secondary parking. In addition, in his opinion, it is extremely important to support this center so it continues to be a viable project. He further stated he does not feel that the parking will be an undue burden on the City, and it is important for the center to control their own parking problems. After further discussion, the following action was taken: RESOLUTION NO. 97 -1645 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION; INSTRUCT THE CITY CLERK TO FILE A NOTICE OF DETERMINATION AND APPROVE TENTATIVE PARCEL MAP 97 -544, LOCATED AT 1570 WEST BRANCH STREET, APPLIED FOR BY WOOD INVESTMENTS. On motion by Commissioner O'Donnell, seconded by Commissioner Rondeau, and by the following roll call vote, to wit: AYES: Commissioners O'Donnell, Rondeau and Lubin NOES: Commissioners Haney and Greene ABSENT: None the foregoing resolution was adopted this 16 day of December 1997. PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 97-562, ADDITION OF THREE (3) PERMANENT MODULAR CLASSROOMS TOTALING 4,320 SQUARE FEET TO EXPAND AN EXISTING SCHOOL AND INCREASING THE NUMBER OF STUDENTS FROM 115 TO 175; APPLICANT: VALLEY VIEW ACADEMY /WARREN HAMRICK; LOCATION: 230 VERNON STREET Arroyo Grande Planning Commission Page 5 December 16, 1997 Associate Planner Bruce Buckingham advised that the applicant is requesting approval of a Use Permit to expand the school by placing three modular classrooms adjacent to the soccer field., The school proposes that the modulars will be placed in phases over the next five years as enrollment increases. Mr. Buckingham described the proposed location of the modulars adjacent to the soccer field on the fill area that extends to the south. The existing school and .church facilities screen the proposed modulars from the surrounding residences, except from two residences along the west property line. These residences would view the modulars from their rear yards. The residences and the modulars are separated by an existing maintenance road that the City uses to service a reservoir, and there is a 2:1 slope that rises from that maintenance road up to the existing site. Modulars B and C are approximately 5 feet from the top of the slope. The applicant proposes to buffer the modulars by planting numerous trees near the top of the slope. An issue the Commission may want to discuss tonight is the possible noise levels from the heating and air conditioning units. He noted that the Architectural Advisory Committee reviewed the project and discussed the issue of the air conditioning units and did state they prefer they not be located adjacent to the residences. The Staff Advisory Committee and the Architectural Advisory Committee recommends approval of the project subject to the conditions of approval. In answer to Commissioner O'Donnell's question, Mr. Buckingham advised staff did not receive any direct correspondence from the residences. After a brief discussion between staff and the Commission, Chair Lubin opened the hearing for public comment. Warren Hamrick, representing Valley View School, stated they feel they have satisfied the concerns of the Staff Advisory Committee and Architectural Review Committee. The applicant has been concerned about being good neighbors and about the views from the two residences in particular. They feel that staggering the trees down the bank will provide a screen from the modulars. There was also an issue raised about the HVAC systems. The plans submitted by the manufacturer had one unit on the end of each building, which will be used primarily in the day time. Nanci Parker, East Cherry Avenue, stated she believes' it is good to have alternative education available, and if there is a way to mitigate the issues of noise and the view concern, this would be a good addition to the community. Dan Meidinger, stated he is the new principal of the school, .and he tried to make contact with neighbors several times to explain what was happening, and he was able to contact three or four of the residents. He further stated he would not anticipate going over 115 to 120 students over the next several years. With regard to traffic flow, Mr. Meidinger advised the school is a basic commute school where families bring their children to school or bus in from Santa Maria and then leave. Ben Horner, 263 Larchmont Drive, stated one concern he has is the traffic flow and as the school grows the traffic impact is going to increase. His major concern is the burglar alarm system the school has. The system consists of a very loud siren. He stated in the last 30 days the alarm system has gone off at least five times; one time it was 3:00 a.m. and it sounded for Arroyo Grande Planning Commission Page 6 December 16, 1997 20 minutes. Mr. Horner further stated this has been a consistent problem over the years. He requested that if these structures are allowed in the neighborhood, there should be a solution included with regard to this alarm system. Hearing no further comments from the audience, Chair Lubin closed the public hearing and reserved future comments to the Commission. Commissioner O'Donnell stated he would like to have included in the resolution a stipulation that the air conditioning or any of the mechanical systems face toward the center of the property or away from the adjacent properties. Commissioner Haney stated he likes the idea of increased educational opportunities in the community. His concern is the air condition and heating units, and he agreed with Commissioner O'Donnell's request to require mechanical units facing toward the center of the property. Commissioner Greene stated he supports anything that enhances the school's ability to function as an alternative educational facility. He also shares the concern of the other Commissioners regarding the noise generated by the modulars, and would support anything that can be done to ensure that the neighborhood is protected from excessive noise. Chair Lubin stated he agrees with what has been said. With regard to the alarm system, he suggested that something more sensitive to the neighborhood be looked at as an alternative to the siren. Associate Planner Buckingham read the new condition requested by the Commission as follows: "The HVAC units shall be mounted on the modular buildings so they are facing away from adjacent residences." There being no further comments, the following action was taken: RESOLUTION NO. 97 -1646 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. 97-562, APPLIED FOR BY VALLEY VIEW ACADEMY, AT 230 VERNON STREET On motion by Commissioner O'Donnell, seconded by Commissioner Greene, and by the following roll call vote, to wit: AYES: Commissioners Rondeau, Haney, Greene, O'Donnell and Lubin NOES: None ABSENT: None the foregoing resolution was adopted this 16 day of December 1997. Arroyo Grande Planning Commission Page 7 December 16, 1997 NON - PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 96-541, CHANGES TO APPROVED PARKING AND LANDSCAPING PLANS. REQUEST TO INCREASE EXTERIOR AND PARKING LOT LIGHTING POLES FROM 30' TO 40' IN HEIGHT; APPLICANT: AGRA, INC., CENTRAL COAST TOWN CENTER/HOWARD MANN; LOCATION: WEST BRANCH STREET, CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE) Associate Planner Helen Elder stated this item is on tonight's agenda as a result of the Commission's direction to staff that any changes to the approved landscaping and parking plans be forwarded to the Commission. She pointed out that this is an information item and no action is necessary by the Planning Commission at this time. She advised that staff is not comfortable in approving a lighting plan that would include exterior lighting poles to a height of 40 feet. Ms. Elder explained that the applicant has requested to amend the Design Guidelines to allow exterior lighting poles to a height of 40 feet rather than 30 feet. This item was .considered by the AAC on December 1 and December 15th. The AAC approved an amendment to the Design Guidelines to allow the exterior lighting poles to be 40' in height. They also made a series of other recommendations for wall mounting for other exterior lighting, the type of lighting that would be used, and varying the height of the poles along the exterior roadways adjacent to the residential uses, St. Patrick's School, and along Camino Mercado, Rancho Parkway and Via Vaquero. Commissioner Greene stated that one of the issues in the original EIR was adverse impacts associated with the necessary lighting. Ms. Elder stated it was reasonable to assume that the higher the poles the more likely it would be that glare would spill onto adjacent residential properties. She further stated it is reasonable to staff that if the poles are required to be a maximum of 30 foot in height a lot of the glare and spillage will be reduced. She noted that the AAC has amended the Design Guidelines to allow the 40' height, but staff interprets the language to allow 40 feet but not require 40 feet. She advised that one of the conditions of the Conditional Use Permit for the project is an exterior lighting plan must be approved by the Community Development Department and the Police Department. After further discussion between staff and the Commission, Chair Lubin advised this is item is not a public hearing and opened the meeting for public comment. Howard Mann. AGRA, LLC, applicant, introduced Bob Lepper, an electrical engineer, who commented on the energy efficiency of the proposed lighting design. Mr. Mann said of today's technology, it was determined that a center could be lit more efficiently with less poles at 40 feet in height. The illumination of the site was reviewed by the electrical engineer and determined to be exactly the same as the current design. However, because the poles would be higher, the intensity of the light would be much less. He said the reason they are requesting this change is to have a better looking center as a result of fewer lighting poles. The lighting analysis is a very technical analysis with engineering specifications, computer analysis, etc. With the state - of -the art technology today, he stated that there are many shopping centers throughout California that have exterior lighting poles ranging in height from 30' to 60 feet, with the average between 30 -50 feet. Mr. Mann stated he is looking for some direction from the Commission, and they would like to pursue this on a technical basis to submit a better plan . and enhance the lighting of the development. 1 1 Arroyo Grande Planning Commission Page 8 December 16, 1997 Kirk Scott, representing the Citizens' Committee for Responsible Development (CCRD), stated their objections to the proposed 40' light poles. He said that the exterior lighting poles would extend into the viewshed from the homes on Rancho Parkway. Although the applicant believes that fewer poles will make the project more appealing, the 40 foot poles will extend into the viewshed of the neighbors. The General Plan requires that the viewshed be maintained. Mr. Scott referred to the Viewshed Review Permit process Development Code Sec. 9- 03.130. With regard to the quality of the lighting, Mr. Scott suggested a change to high pressure sodium lamps, stating that the adjacent residential areas and all of the Five Cities area have high pressure sodium lighting. He further stated that the CCRD's overall goal is to reduce the impact of the CCTC on the surrounding residential neighborhood. In summary, the CCRD is asking the Commission to go on record limiting the height of the exterior light poles to 30 feet and to support the use of high pressure sodium lighting as consistent with the neighborhood and similar commercial establishments in the area. Otis Page. 606 Myrtle Street. suggested requesting the developer to submit an estimate of cost for the 100 poles compared to the 65 he is proposing. Nanci Parker. 129 East Cherry. spoke regarding the excessive brightness of the halogen lights on 20' poles in her neighborhood and, in her opinion, 40' poles with halogen lights would be extremely bright. Bob Lepper. Electrical Contractor and Engineer. stated he presented the alternative for this lighting design, pointing out that reducing the number of poles means a more efficient design in energy consumption and light minimum /maximum levels. He noted that metal halide lights are used in the K -Mart center and that they are the lighting type that is the preference in commercial retail areas. Commissioner O'Donnell stated his major concern is the viewshed and he is in favor of the lower poles for this particular project. Commissioner Rondeau stated he would support the 30' poles. Commissioner Greene stated he is concerned about the impact the increased height of the lighting poles will have on the homes across the freeway as well as the surrounding residential area and, therefore, he supports the present 30 foot height limit. Commissioner Haney stated he would also support the 30' height limitation for reasons of aesthetics and the viewshed. Chair Lubin stated he looked at lighting at some of the larger commercial projects and found that there are no 40' poles in the Five Cities or the Central Coast area. He further stated he would like to see the rural atmosphere maintained and he would support sodium lights. He agreed with other Commissioners and would support 30' height for the lighting poles. Commissioners Haney and O'Donnell also agreed with Chair Lubin relative to sodium lights. PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS A. Community Development Director Doreen Liberto -Blanck recommended that the Planning Commission meeting of January 6, 1998 be cancelled. There being no discussion, on motion by Commissioner O'Donnell, seconded by Commissioner Greene, and unanimously carried, the regular meeting of January 6, 1997 was canceled. B. Reminder - Tour of Housing Projects for Peoples' Self -Help Housing Corporation; Saturday, January 10, 1998 from 9:00 a.m. - 11:00 a.m. in front of the City Council Chambers. Ms. Liberto -Blanck stated the staff will call Commissioners to determine who will be attending. Arroyo Grande Planning Commission Page 9 December 16, 1997 C. Tour of Arroyo Linda Crossroads Specific Plan project. Ms. Liberto -Blanck referred to a letter from Michael Frederick dated December 16t regarding the tour. Mr. Frederick is offering to take City staff, the Planning Commission and City Council on a tour. She asked that interested Commissioners contact staff so a tour of the project site scheduled. D. General Plan Update. Commissioner O'Donnell briefly reviewed the Long Range Planning Committee meeting held last week. He advised that Woody Tescher of Envicom Corp., the City's consultant for the General Plan; presented an overview of the upcoming February 7` workshop that will be held in regard to the General Plan Update. The Committee is attempting to get 300+ people from the community to attend to give their input on what they would like to see in the future plan of Arroyo Grande. E. Update of Projects. Chair Lubin reviewed the meeting of the Fiscal Impact Analysis Committee. He stated the Committee is involved in trying to create some guidelines for fiscal impact studies. F. Ms. Liberto -Blanck mentioned that the Planners' Institute of the League of California Cities is proposed for March 5th through the 7th in Long Beach. She asked if any of the Commissioners are interested to advise her in January so that she can get Council approval and reservations can be made. WRITTEN COMMUNICATIONS 1. Letter from Michael L. Frederick dated December 16t regarding "Tour of Arroyo Linda Crossroads for City Staff, Commissions, Councilmen". 2. Letter to CCRD from Deputy Director of Public Works Craig Campbell dated December 15t regarding Central Coast Town Center. 3. November 1997 Zoning News. 4. Letter from Kathleen Kuentzel, Crocker's Locker, regarding Wayne's Tire Shop. ADJOURNMENT There being no further business before the Commission, on motion by Commissioner O'Donnell, seconded by Commissioner Haney, and unanimously carried, the meeting was adjourned at 10:30 p.m. ATTEST: _ Pearl L. Phinney, Commissio ! lerk PPROVED AS TO CONTENT: Doreen Ifiberto- Blanck, AICP Community Development Director