PC Minutes 1997-11-041
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ORAL COMMUNICATIONS - None
ARROYO GRANDE PLANNING COMMISSION
NOVEMBER 4, 1997
The Arroyo Grande Planning Commission met in regular session with Chair Lubin presiding.
Present are Commissioners Haney, Greene, and O'Donnell. Commissioner Rondeau is absent.
Also in attendance are Community Development Director Doreen Liberto - Blanck, Associate
Planner Bruce Buckingham, Assistant Public Works Director Craig Campbell and Jill Peterson,
Public Works Department.
APPROVAL OF MINUTES
Hearing no corrections or additions, the minutes of the regular meeting of October 7, 1997 were
approved as prepared on motion by Commissioner O'Donnell, seconded by Commissioner
Haney, and unanimously carried.
PUBLIC HEARING - (CONTINUED) TRACT 2240, CONDITIONAL USE PERMIT CASE
NO. 97 -553 (P.U.D.) AND ASSOCIATED ARCHITECTURAL REVIEW, 9 UNIT
PLANNED UNIT DEVELOPMENT; APPLICANT ZADDIE R. BUNKER TRUST /GARY
WHITE; LOCATED AT 410 S. ELM STREET
Associate Planner Bruce Buckingham advised the applicant has requested that this item be
continued to the November 18, 1997 Planning Commission meeting. On motion by
Commissioner Greene, seconded by Commissioner O'Donnell, and unanimously carried, the
public hearing was continued as requested by the applicant.
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 84-368 AMENDMENT
TO ALLOW A PRESCHOOL AND ELEMENTARY SCHOOL WITHIN AN EXISTING
CHURCH; APPLICANT OAK PARK FOURSQUARE CHURCH /PATTY CLARKSON;
LOCATED AT 900 NORTH OAK PARK BOULEVARD
Associate Planner Bruce Buckingham reviewed the staff report dated November 4, 1997.
He advised that the existing church was constructed in 1987 and included several classrooms
within the existing building; however, at that time the CUP did not allow the operation of a
preschool or elementary school. The preschool started operating in 1990 and the elementary
school in 1994. The church is now requesting a Conditional Use Permit amendment be
approved to allow the operation of the preschool and elementary school. The combined
enrollment of the preschool and elementary school is currently 173 students. As part of this
amendment, the church is requesting that the Conditional Use Permit allow a maximum of 90
preschool students and 154 elementary students, for a total of 244 students. Approval of the
Conditional Use Permit amendment would bring the school into conformance v)ith all City
codes.
Mr. Buckingham advised that the existing building has a fire alarm system that has not been
certified by the State and, as a result, the Fire and Building Department has recommended a
condition be added requiring that system be brought into compliance by having it certified.
Also, in approximately 1995 the church did some grading on the northern portion of the site.
As a result, the Public Works Department received several complaints about drainage because
of changes in the grades. Consequently, the Public Works Director met with the church and
concluded that several actions were necessary to rectify that situation. Those actions were
expressed in a letter of June 1996. The drainage issues have not been resolved to date and a
condition has been added that, as part of this amendment, the drainage situation be rectified and
that those modifications occur no later than December 15, 1977.
Arroyo Grande Planning Commission Page 2
November 4, 1997
Mr. Buckingham stated that staff has received one letter from a neighbor, Tom and Clair
Holbrook, who live adjacent to the north property line on Robin Circle, expressing several
concerns regarding the church operations. In response to those concerns, several conditions of
approval were added requiring the grading issue be resolved; all lighting be shielded, and that
the school van be parked on the south end of the parking lot.
After conclusion of staffs presentation, Chair Lubin opened the public hearing.
Patty Clarkson, representing the Oak Park Foursquare Church. stated the church has reviewed
the conditions outlined by Mr. Buckingham and are willing and able to comply with all of the
conditions. In response to Commissioner Haney's question regarding the letter from the adjacent
neighbor, dated October 24, 1997, regarding the lights and the baseball backstop, Ms. Clarkson
advised the church council has not yet met on these issues, but are scheduled to discuss the
issues on Monday night. She stated she has spoken to Claire Holbrook, the neighbor in
question, and it was felt that the baseball diamond problem could be resolved between them as
neighbors. Another clarification that was made by Mrs. Holbrook in their discussion was they
were not referring to the lights on the side of their building, but were referring to some halogen
lights that were used occasionally on the field on Wednesday nights for one of their programs.
It was also felt this issue could be resolved as neighbors to eliminate this problem.
Tom Holbrook. 1024 Robin Circle, stated the drainage has been an ongoing issue since 1995.
He explained he had four drains at the back side of the property that were to flow out to the
swale to the creek area, and every couple of months the pastor would fill the ditches. He stated
it is his understanding that the pastor is no longer at the church and, hopefully, the other issues
such as the lighting and the noise can be worked out. The major concern he has is with the
drainage. He further stated he would like to see this done before the end of the month and
would like to be involved in the solution process.
Roger Emens, Member and Elder of the Church, stated they want to get past the bad neighbor
problems with Mr. Holbrook. The previous pastor left in July and some of the issues have just
come to light that they were not aware of. The church wants to resolve these past problems and
make sure they are good neighbors to the people around them.
Hearing no further comments from the audience, Chair Lubin declared the hearing closed and
reserved f comments to the Planning Commission.
Commissioner O'Donnell commented that the condition require a grading permit be issued
prior to December 15 but there is no specified date as to when the work will be done.
Associate Planner Buckingham advised that the intent of the condition is that all grading be
completed by December 15t .In answer to Commissioner O'Donnell's question regarding a
specific drainage plan, Assistant Public Works Director Craig Campbell advised that the
resolution of the drainage problem is outlined in their letter of June 17, 1996, which outlines
several steps necessary that were developed from meetings between the Public Works Director,
the neighbors and the church.
After further discussion, the following action was taken:
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Arroyo Grande Planning Commission Page 3
November 4, 1997
RESOLUTION NO. 9771638
A RESOLUTION OF THE PLANNING COMIVIISSION OF '1 CITY OF
ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL
ADOPT A NEGATIVE DECLARATION, INSTRUCT THE SECRETARY
TO FILE A NOTICE OF DETERMINATION, AND APPROVE
AMENDMENT #1 OF CONDITIONAL USE PERMIT CASE NO. 84 -368,
APPLIED FOR BY OAK PARK FOURSQUARE CHURCH, LOCATED AT
900 NORTH OAK PARK BOULEVARD
AYES: Commissioners Greene, Haney, O'Donnell and Lubin
NOES: None
ABSENT: Commissioner Rondeau
the foregoing Resolution was adopted this 4 day of November 1997.-
Community Development Director Doreen Liberto -Blanck requested that the agenda be taken
out of order. Jill Peterson, Public Works Department, will be giving the presentation on Item
IV.A, and is not yet present.
NON - PUBLIC HEARING - SUBSTANTIAL CONFORMANCE OF AMENDED MAP;
APPLICANT CENTRAL COAST TOWN CENTER; REPRESENTATIVES CITIZENS
FOR RESPONSIBLE DEVELOPMENT AND AGRA, INC.
Community Development Director Liberto -Blanck advised there are some amendments to not
only the site plan but also the landscaping and parking plans. She noted that the Planning
Commission requested that any revisions to the landscaping and parking plans come back before
the Commission to review the changes. She advised that the major changes between the April
29, 1997 site plan found to be in conformance with the plans approved by the City Council on
July 9, 1998 are: (1) Relocation of the Lucky /Savon to Major "C" space; (2) Enlargement of
Major "F", and an addition of Major "H", and (3) Realignment of the major driveway entrance
off of W. Branch Street. She referred to a letter from Musil, Govan, Azzalino, Inc., dated
October 29, 1997, identifying the proposed changes. She further advised that the Architectural
Advisory Committee reviewed and approved the changes to building architectural elevations as
described in the staff report dated November 4, 1997.
Assistant Public Works Director Craig Campbell described some of the latest things that have
come to light in the plan check process and those issues are outlined in his memo dated October
13, 1997 to Associate Planner Helen Elder. He reviewed the improvement plans to widen West
Branch Street across the project and the proposed retaining wall to support the sidewalk. He
also referred to a recent submittal that was not identified on the original plans, which was an
existing sewer, existing storm drain and access road. The applicant has proposed to move the
access road over the sewer lines which will give more landscaping room, and Public Works
supports this proposal. Also, there was an issue regarding the sewer line on the far side of the
property. That is no longer an issue because the applicant was able to relocate the sewer line
under the paved areas.
Arroyo Grande Planning Commission Page 4
November 4, 1997
Community Development Director Liberto-Blanck referred to additional information on this
project that was provided to the Planning Commission in their packets, including a draft of a
letter that could be sent to the applicant regarding substantial conformance of the revised site
plan and landscaping plan. Also, there were some handouts distributed to the Commission
tonight, consisting of a memorandum from Rick TerBORCH, Chief of Police, indicating that
the developer agreed to relocate the substation in the northwest corner of Building "K". Other
correspondence distributed tonight was correspondence from Ty Green, Attorney for AGRA.
Also, a letter from the City Attorney containing some additional wording recommended to be
included in a letter of substantial conformance. She recommended that the applicants be allowed
to give their presentation and then respond to any questions the Commission may have.
Ms. Liberto-Blanck advised staff is asking the Commission to review the revisions and, if they
are comfortable that they are consistent with the intent of the original landscaping plan, then
staff would find that in substantial conformance. With regard to the architectural elevations,
staff is requesting any comments the Commission may have on the revised elevations.
Larry Musil. Architect for the project. referred to the before and after site plans for the project
and described the proposed changes.
Commissioner Haney questioned the applicant about the proposed truck parking behind Buildings
"D" and "E" and directional signage; the RV parking behind Building "C "; the speaker area
for the drive- through restaurant, and differences between square footage of the original site plan
and the revised plan. He stated he was especially concerned about footnote 7 under Additional
Site Improvements, which is the facility to move 8,000 square feet on the site from building
location to building location.
Ty Green. representing AGRA, stated they have discussed removing this note from the plan
with the Community Development Director. He pointed out that, generally, if any square
footage is proposed to be moved from one place to another, it would have to go back to the
Community Development Director for review and approval. He assured the Commission that
the referenced footnote would be removed from the plans. Commissioner Haney stated he
concurs with the Architectural Review Committee's comments and the Public Works letters, and
he would like to see a full set of the landscaping plans with the updated changes. Mr. Musil
stated, as a result of the two or three changes requested, what they would like to . do is
incorporate all of the changes and come back with a full set of landscaping plans.
Commissioner Haney also commented he has a concern about the large retaining wall shown
adjacent to the school and, in his opinion, there should be some variations of the wall to reduce
the massive appearance.
Chairman Lubin invited comments from the audience.
Tom Talbert. CCRD. stated, in his opinion, a considerable amount of progress has been made
and a lot of good work has been brought forward on this project, and they are in support of the
materials presented tonight which, he believes, will go on to the City Council from the
Community Development Director with the definition of substantial conformance.
Chair Lubin commended CCRD and AGRA for resolving some of the issues. He stated he is
supportive of the changes that were made, and would also like to see a complete set of
landscaping plans. Another issue is the long blank wall that will be the primary entrance to the
project. Mr. Green suggested some changes to break up the appearance of the long massive
wall, stating they will take a look at it again and try to come up with some solutions that will
be more appealing.
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Arroyo Grande Planning Commission Page 5
November 4, 1997
Community Director Liberto -Blanck stated she has the Commission's comments on the change
on the site plan, the elevation changes that the Architectural Advisory Committee looked at and
made comments on, and the three amendments to the landscaping plan. She advised that a full
set of landscaping plans will come back to the Commission in the future, and if the Commission
feels that the amendments this evening are acceptable, they will be incorporated into a full set
of landscaping plans. The Commission agreed there were no negative comments regarding
those amendments. Ms. Liberto - Blanck also advised there would have to be a plot plan review
for the proposed drive- through restaurant. She stated she will notify the Commission of any Plot
Plan Review on this project.
NON - PUBLIC HEARING - INTERCHANGE ALTERNATIVES ANALYSIS; APPLICANT
CITY OF ARROYO GRANDE; REPRESENTATIVE JOHN WALLACE; LOCATION
BRISCO ROAD/HALCYON ROAD /ROUTE 101
Jill Peterson, Public Works Department stated that in April of this year the San Luis Obispo
Council of Governments approved funding of $8,000 to look at a scoping study of the Brisco
Road interchange. In May the City Council directed staff to distribute Request for Proposals
for the studies to qualified consultants, and in July of this year, the Council awarded the contract
to Higgins Associates. She advised the primary purpose is analysis the materials that were done
previously and see if there are any other alternatives that might be feasible at this location.
Basically, there are three alternatives that appear feasible. The next step of the process is a
project study report. In order to apply for State or Federal funding for this type of facility on
a State highway, the City has to prepare a project study report, which is also a scoping
document but much more detailed and has to be approved by Caltrans.
Ms. Peterson stated that the consultant has developed eighteen alternatives, and based on the
comments received, the consultant narrowed the list down to three "selected" alternatives that
appear feasible for future study. Those alternatives are included in a letter from the consultant
dated October 24, 1997. These alternatives are before the Commission tonight for comments
and will be taken to the City Council on November 12
Ms. Peterson discussed the alternatives and how they evolved. The problem is that, basically,
at Brisco Road there are two different types of traffic that are entering the intersection; there are
people that want to traverse the east and west side of the freeway, and also people that want to
use the interchange and get on to the freeway. She stated they looked at both the short range
and long range alternatives. Alternative 1 would be closing the north bound ramps of the Brisco
Road interchange, which would also provide for a southbound auxiliary lane for better movement
as people get off the freeway on southbound Halcyon Road where there are stacking up; it would
provide for lengthening that ramp and putting an auxiliary lane between Halcyon `and Grand.
Alternative 2 builds off of that by providing an additional east west overcrossing at Halcyon
Road; and Alternative 3 would allow traffic going southbound to come into a new hook ramp
system at El Camino Real.
She referred to Table 3, Page 8 of the report, pointing out that by making some minor changes
at the intersections, such as an additional lane, restriping, or reconfiguration of traffic
movements, they will be able to get all of the intersections up to Level of Service C, which is
acceptable. She stated that a project study report would be a much greater scope, the traffic
volumes would be re- verified, and topography, environmental impacts, etc. would be further
defined in the next stage. Just doing a review with the small scope available and a very limited
budget, it appears that it would be feasible to study this further and obtain State and ,Federal
funding. She pointed out that this is still a scoping document and, as such, should still be very
open.
Arroyo Grande Planning Commission Page 6
November 4, 1997
Commissioner Greene stated that the Town Center Developer is going to be improving the
section at Brisco Road and West Branch for the purpose of facilitating improved traffic flows
for vehicles crossing under the freeway at Brisco and vehicles that are trying to get on and off
of the freeway. He commented that the planning that went into that study should have been
done in conjunction with what is being reviewed here tonight. He inquired why the
Commission is looking at this now instead of a year ago when the Town Center project was
considered? Ms. Peterson stated that the plans that show the elimination of the ramps is strictly
elimination of the ramps, and the analysis does include any improvements that would be done
as part of the development.
Commissioner Greene stated his concerns about the Town Center and other projects in the area
being a major draw for traffic and creating a much heavier traffic flow between Camino
Mercado and West Branch Street. By closing the northbound ramps from Brisco off of West
Branch, a significant amount of traffic will be driving past the shopping center and past Rancho
Parkway to get on the freeway and, in his opinion, this will be an exasperating and difficult
situation. Ms. Peterson advised that the traffic numbers show that intersection will be able to
handle the re- directed traffic. Commissioner Greene stated his concerns are closing the Brisco
ramps, and building a bridge across the freeway connecting Halcyon Road and Rodeo Drive.
With reference to Alternatives 2 and 3, both of which propose building a bridge connecting
Rodeo and Halcyon as part of the recommended alternatives, in his opinion, is a poor choice.
Commissioner O'Donnell stated regardless of what the studies show, on or off ramps are needed
in that area because of the development, because of the housing, and the new shopping center
going in.
Chair Lubin stated he agrees with Commissioner O'Donnell's comments. Also, he has no
concept of how a bridge could be built over Halcyon Road with the existing problems that are
there. He stated in reviewing the 18 alternatives, he does not believe there is only one solution
to resolve the issues.
Howard Mankins. 200 Hillcrest Drive, stated he attended some of e of the meetings on this
project and he feels it is a step in the right direction. He commented that the City, the Planning
Commission and City Council must change their attitude about closing streets; having a
neighborhood protected from traffic. He agreed with Commissioner Greene's comments that
this should have been looked at and incorporated with the Town Center project. He stated he
is concerned about the amount of money the City is going to spend and whether it,is going to
be done the right way. This plan does show a lot of short term solutions that will be helpful,
but he is concerned more about the fact the plan does not speak to more of the long range plans.
One of the things that was mentioned was the east/west movement and it was his feeling that the
City needs more street bridges across the freeway than on and off ramps because of the need
to get from one side of town to the other. Also, the Halcyon Road proposal may not be the best
one, however, none of this is going to happen if you can't tie it to some kind of regional setup
and get the State involved.
Mike Titus stated he also participated in the study group regarding this interchange. He stated
he personally feels that the Higgins report was well done, however, Alternatives 2 and 3 are
throw always and the only practical, realistic and financially feasible alternative is Alternative
1.
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Arroyo Grande Planning Commission Page 7
November 4, 1997
Otis Page. 606 Myrtle Street. stated he also sat on the Committee, and spoke briefly regarding
circulation problems in the City.
Commissioner Greene stated he could not support a project if it involves building a bridge that
extends 200 feet on either side of the freeway connecting Branch Street and Halcyon Road. He
further stated that money could be better spent on widening the underpass to improve the traffic
flow. In reviewing the alternatives, he agreed with Mr. Titus that Alternative No. 1 is the most
logical.
There being no further comments, Chair Lubin stated he is supportive of moving this item on
to the City Council and encourage them to move forward with this study.
PLANNING COMIVIISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND
COMMENTS.
Community Development Director Liberto -Blanck noted that the Calvary Chapel has appealed
the Planning Commission determination that a Conditional Use Permit is needed for the
skateboard ramp. That is tentatively scheduled for November 25t
WRITTEN COMMUNICATIONS
Chair Lubin noted written communications received by the Commission at tonight's meeting:
Letter dated October 31, 1997 from Thomas D. Green, Sinsheimer, Schiebelhut & Baggett;
Letter dated November 4, 1997 from Thomas D. Green, Sinsheimer, Schiebelhut and Baggett;
Memorandum dated November 4, 1997 from Rick TerBORCH, Chief of Police; and a Tentative
Schedule for Planning Commission meetings.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned at 9:30 P.M.
on motion by Commissioner O'Donnell, seconded by Commissioner Haney, and unanimously
carried.
ATTEST:
Pearl L. Phinney, Commissio Clerk
S TO CONTENT:
Doreen Lib o- Blanck, AICP
Community Development Director
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