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PC Minutes 1997-08-051 1 ARROYO GRANDE PLANNING COMMISSION AUGUST 5, 1997 The Arroyo Grande Planning Commission met with Chair Lubin presiding. Present were Commissioners Greene, Haney, O'Donnell; Commissioner Rondeau was absent. Community Development Director Doreen Liberto -Blanck and Associate Planners Bruce Buckingham and Helen Elder were in attendance. APPROVAL OF MINUTES - Continued to the next meeting. ORAL COMMUNICATIONS - None NON - PUBLIC HEARING - PLANNING COMMISSION INTERPRETATION OF DEVELOPMENT CODE REGARDING SERVICE STATION PARKING SPACES; APPLICANT THE CITY OF ARROYO GRANDE Associate Planner Bruce Buckingham presented the staff report; explained that the request for interpretation involved the addition of a fast food restaurant to an existing service station and the applicant is proposing that the fuel pump spaces count toward the required parking. Chair Lubin invited the applicant to address the Commission. Mark Gammon of RMO Architects, project representative - Reported that they had monitored the site and observed that the majority of the on -site parking spaces were unused on a consistent basis; stated that most customer park at the pumps when they make purchases from the convenience store; and requested that the pump parking spaces be allowed as required spaces for the fast food restaurant. The Commission inquired about the number of employees that mould be employed on the largest shift; if the applicant was familiar with similar uses in the area; about access to the drive -thru; how many cars were accommodated by the drive -thru; and, what the Development Code requirements were for the use. With no further comments from the audience, the item was returned to the Commission. Commissioner O'Donnell expressed concern with setting precedent and felt that the project should comply with the Development Code. Commissioner Green expressed concern with safety since gasoline is a volatile substance; and expressed hesitation in making comprehensive changes to parking standards. Commissioner Haney agreed with above statements; expressed concern with on -site circulation and employee parking on -site; however, noted that this was a creative solution but felt it did not meet the intent of the Development Code. Chair Lubin expressed concern with queuing during peak hours and felt that if patrons parked at the pump for extended lengths of time it would become an economic impact on the owner of the gasoline station. Arroyo Grande Planning Commission Page 2 August 5, 1997 The following action was taken: RESOLUTION NO. 97 -1630 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE INTERPRETING THAT SERVICE STATION FUEL PUMPING PARKING SPACES ARE NOT COUNTED AS REQUIRED SPACES On a motion by Commissioner Greene, Seconded by Commissioner O'Donnell, and by the following roll call vote, to wit: AYES: Commissioners Greene, O'Donnell, Haney and Lubin NOES: None ABSENT: Commissioner Rondeau The Commission discussed making a recommendation that this issue be studied immediately, but it was determined that it would be more appropriate to wait until the comprehensive Development Code update. Staff advised the audience of the appeal period. NON - PUBLIC HEARING ITEM - ARCHITECTURAL REVIEW CASE NO. 87 -392 AMENDMENT #5, REQUEST FOR A ROOM ADDITION TO AN EXISTING "PATIO HOME" IN THE ROYAL OAKS PLANNED DEVELOPMENT; APPLICANT CHUCK AND MARIAN FIORENTINO; LOCATION 337 MESQUITE LANE Associate Planner Bruce Buckingham presented the staff report; explained that both the Planning Commission and City Council approval were required due to the location within a Planned Unit Development; noted that approval had been granted in May 1994 for a similar project, however, the project approval had lapsed; stated that the Architectural Advisory Committee (AAC) reviewed the project and recommended approval; discussed the grade difference between this house and its neighbor; and, recommended making a positive recommendation to the City Council. Chair Lubin invited the applicant to address the Commission; he declined and with no other comments from the audience, the item was returned to the Commission for determination. The Commission concurred that they were satisfied with the staff report and noted that the project appeared to be a suitable addition to the existing residence. The Planning Commission recommended approval of Architectural Review Case No. 87 -392, Amendment #5 to the City Council based on the findings and conditions in the staff report. On a motion by Commissioner O'Donnell, seconded by Commissioner Haney, and on the following roll call vote, to wit: AYES: Commissioners O'Donnell, Haney, Greene and Lubin NOES: None ABSENT: Commissioner Rondeau Staff advised the audience of the appeal process. 1 1 1 1 1 Arroyo Grande Planning Commission Page 3 August 5, 1997 PUBLIC HEARING ITEM - REQUEST FOR AN AMENDMENT TO PORTIONS OF TITLE 9 OF THE ARROYO GRANDE MUNICIPAL CODE; APPLICANT, CITY OF ARROYO GRANDE Community Development Director Doreen Liberto - Blanck, AICP, presented the staff report; noted that in December of 1996 the City Council had directed staff to prepare an amendment to the Development Code which would allow the Planning Commission to continue to make recommendations on substantive planning issues but would streamline the process and not require Planning Commission consideration of administrative and /or procedural Development Code amendments. Chair Lubin opened the public hearing. No one spoke. He closed the public hearing and returned discussion to the Commission. The Commission discussed the types of issues that would be brought to them for review and agreed that streamlining the process would be a positive step. The following action was taken: RESOLUTION NO. 97 -1631 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE AN AMENDMENT TO PORTIONS OF TITLE 9 OF THE MUNICIPAL CODE On a motion by Commissioner Haney, seconded by Commissioner Greene, and by the following roll call vote, to wit: AYES: Commissioners Haney, Greene, O'Donnell and Lubin NOES: None ABSENT: Commissioner Rondeau The Commission took a short recess and reconvened at 7:45 p.m. Chair Lubin reopened the Oral Communications portion of the meeting. No one wished to speak. Chair Lubin explained that he intended the Commission to deal with Items #1 and #2 of the issues returned to them by the City Council; end the evening by 11 p.m.; and, handle the other two (2) issues, plus the landscaping and parking plan review on the evening of August 19. He stated that the applicant would speak first, the Citizen group next, any other person would then speak and be limited to five (5) minutes, he requested that persons remain focused on the issue at hand and not duplicate comments. Fire Chief Terry Fibich stated that he would be present to assure that the building was not crowded beyond allowed capacity and he would have personnel on hand to assure safe exits from the building in case of emergency. He also discussed the Logan Fire and gave an update to the audience. Arroyo Grande Planning Commission Page 4 August 5, 1997 Commissioner Haney read a statement into the record stating that he had the potential for a conflict of interest regarding the following project. After consultation with staff and the City Attorney, he was confident that no conflict exists. PUBLIC HEARING ITEM - CONDITIONAL USE PERMIT CASE NO. 96 -541, TENTATIVE TRACT 2220, PLANNED DEVELOPMENT ORDINANCE AMENDMENT CASE NO. 96-001; REQUEST FOR THE PLANNING COMMISSION TO REVIEW AND PROVIDE RECOMMENDATIONS ON FOUR (4) ITEMS REFERRED BY CITY COUNCIL REGARDING REVISED PLANS FOR THE CENTRAL COAST TOWN CENTER; APPLICANT: AGRA, INC. (CENTRAL COAST TOWN CENTER; REPRESENTATIVE: HOWARD MANN; LOCATED AT WEST BRANCH STREET, CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE) Associate Planner Helen Elder presented the staff report; noted that the City Council had returned consideration of the Central Coast Town Center Project to the Planning Commission for a report on four (4) specific issues: 1. Based on known tenants, are "statements of overriding consideration" still valid. 2. Based on known tenants, a recalculation of the trip generation numbers and traffic impact fees based on our current General Plan Circulation Element. 3. Consider alternatives to the size and location of the grocery store and clarification of the conformity of the Map Act regarding the lot line adjustment.. 4. Alternatives to relocating loading docks so they are not that close to residents. Ms. Elder stated that a memorandum had been provided to the Commission from Council Member Lady requesting that their report be returned to the City Council by September 9; indicated that staff was present to answer any questions. Chair Lubin asked if the Commission had any questions of staff at this time. There were none. Chair Lubin opened the public hearing for comments on Item #1. Howard Mann, AGRA Inc. - stated that his attorney would like to ask a procedural question. Tom Winfield. Attorney - asked about the matter of hearing only two items at this meeting when the public hearing notice had indicated that all four (4) issues of concern would be addressed. Chair Lubin indicated that he intended to allow any member of the audience to address items #1 & #2 at the August 19th meeting, thereby, allowing thorough public input. Howard Mann, AGRA Inc. - stated that it was his feeling that this issue should not be returned to the Planning Commission; stated that they wanted to proceed with processing their plans; noted that they were prepared to discuss the landscaping and parking plans that had been presented; all consultants were present this evening to work with the Commission toward approval; noted his understanding of the entitlements held by the project; presented a slide of the originally approved project and the revised submittal which he stated were in substantial conformance; and, asked that the Planning Commission comments be ready in time to present to the City Council by their August 26 meeting. 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 August 5, 1997 Tom Talbert. appellant - discussed how the presentation would be made; noted his appreciation of being allowed to present his appeal; indicated that he felt the staff presentation of the project to the City Council and Planning Commission was biased in favor of the applicant; and, noted that he was in favor of a project, but one that followed the General Plan and fit within the framework of the community. Tony Ferrera. 759 Via Bandolero. member of Concerned Citizens for Responsible Development (CCRD). - presented a slide presentation of the handout he gave to the Commission; referred to the Land Use Element of the General Plan and quoted from it; discussed "intensity of use" and compatibility with existing surrounding land uses; stated that the project would be acceptable if it were compatible with the existing land uses but it is too intense; discussed the issues of "overriding considerations" and the major problems with the Environmental Impact Report; and, introduced the next two speakers who will each cover separate portions of the presentation. Daniel Villegas, 114 Via Bandolero - presented and reviewed a letter detailing his analysis of the economic studies that have been done for the project and outlining his comments on each of the studies. Bruce Beaudoin, 717 -D Grand Avenue - discussed his experience working and appraising shopping centers; and, presented and reviewed a handout to the Commission entitled "Retail Impact Analysis" which covered such issues as Trade Area, Market Share, Sales Tax Projections, etc. The Commission took a short recess and reconvened at 9:45 pm. Tony Ferrera, 759 Via Bandolero - discussed loss of jobs and creation of low paying jobs; existing small business and competition that Walmart would create; and, discussed Crawford, Multari & Starr economic report and his analysis of that report relative to jobs. Steve Wharton, 796 Via Bandolero - read a letter opposing the project and stating his concern with the loading dock of the proposed Lucky Market which would be adjacent to his residence. Nancy Stites. 487 Via Bandolero - discussed her recent visit to a merchant on Grand Avenue and reflected on the potential job loss for the area. Kirk Scott, 520 Via Vaquero - expressed appreciation for the Planning Commission review of the project; stated he would not be available for the next meeting; and, requested that the hours of operation on the project be limited. Howard Mankins, 200 Hillcrest Drive - shared a short story with the Commission. Jan Scott. 520 Via Vaquero - discussed an experience she had while circulating a petition against the project. There being no further comments from the audience, item #1 was returned to the Commission for comment. Chair Lubin expressed his appreciation to all of the individuals involved in the process whatever their particular stand may be. Arroyo Grande Planning Commission Page 6 August 5, 1997 Commissioner Green had specific questions for Mr. Villegas regarding his presentation: on the secondary trade area and potential support of market share; how Walmart affected the market share in other areas; and, the vacancy rate at Madonna Plaza in San Luis Obispo. Commissioner O'Donnell discussed with Mr. Villegas: the possibility of a "big box center" being created in Madonna Center; asked about the validity of further economic studies if the ones presented so far have been flawed; and, questioned what the City should look for if future studies were commissioned. Commissioner Haney talked with Mr. Villegas about the leakage figures in the CMS and Hoffman reports; discussed methodology of the studies; and, asked if Mr. Villegas had specific numbers that he supported as being correct Chair Lubin noted that he was very impressed with the work done by Mr. Villegas; stated that what is wrong with existing reports has been noted; and, asked what the Planning Commission could rely upon as providing correct information. Mr. Mann stated that he had no response to the economic reports this evening. Commissioner Greene asked Mr. Beaudoin about the market share and how he had arrived at his figures. Mr. Beaudoin responded. They also discussed the "migration of sales" and how . far shoppers would travel for differing levels of discount. Commissioner Haney discussed with Mr. Beaudoin the "net sales tax benefit" that the City could expect; the amount that the developer would be paying in mitigation fees; and, the share of regional sales tax that the City could expect to divert. Chair Lubin shared a conversation he had with the City Planner in Lompoc, revealing that K- mart was exploring the option to re -open in that market. Commissioner O'Donnell expressed his belief that all of the issues are interconnected and must be explored in that capacity; and, expressed concern with attempting to isolate each issue to the extent that the total picture might be blurred. Commissioner Greene stated that he would like a further opportunity to review the material presented and was not comfortable with making a decision on item #1 this evening. Commissioner Haney stated that he appreciated the approach of going through each item individually; agreed that the items are interconnected; and, expressed concern that additional time would be necessary to reach any conclusion. The Commission further discussed the need to thoroughly review each item referred by the Council; the possibility of a special meeting to meet the September 9 deadline mentioned by Council Member Lady; the noticing requirements for public hearings; and, commended staff for their work in providing the requested material in a timely manner to allow the Planning Commission ample time to review it. 1 1 1 1 1 ' Arroyo Grande Planning Commission Page 7 August 5, 1997 WRITTEN COMMUNICATION 1. Agenda Item No. III.A. - Letter from Public Member to the Planning Commissioners received the afternoon of August 4, 1997 2. Agenda Item No. III.A. - Minutes of June 4, 1996 and June 20, 1996 Planning Commission meetings 3. Agenda Item No. III.A. - 2 handouts from Citizen Committee for Responsible Development (CCRD) 4. Agenda Item No. III.A. - Letter from Daniel J. Villegas 5. Agenda Item No. III.A. - Handout from Bruce Beaudoin ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Greene, seconded by Commissioner O'Donnell, and unanimously carried, the meeting was adjourned at 11:15 p.m. to the Special Planning Commission Meeting on August 19, 1997 at 6:30 p.m. ATTEST: Lucille Breese, Commission Clerk AS TO CONTENT: v\� Doreen Liberto- Blanck, AICP Community Development Director se_Y 1 1 1