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PC Minutes 1996-12-031 1 1 ARROYO GRANDE PLANNING COMMISSION DECEMBER 3, 1996 The Arroyo Grande Planning Commission met with Chair Tappan presiding. Present were Commissioners Lubin, Keen, Titus and Deviny. Community Development Director Doreen Liberto-Blanck and Associate Planners Scott Spierling and Lori Rosenstein were in attendance. APPROVAL OF MINUTES - Special Joint meeting July 30, 1996 (City Council, Planning Commission and Traffic Commission), August 20, 1996, September 3, 1996, September 17, 1996, October 1, 1996 and October 15, 1996. On a motion by Commissioner Deviny, seconded by Commissioner Keen, it was determined that these minutes would be considered at the next Planning Commission meeting. ORAL COMMUNICATIONS - None PUBLIC HEARING - BROADWAY BAGEL AND COk k EE COMPANY; CONDITIONAL USE PERMIT CASE NO. 96-546 FOR INSTALLATION AND OPERATION OF A DRIVE -THRU FOR THE EXISTING RESTAURANT; APPLICANT - SALLY AND INGMAR LAURINGSON; 1259 GRAND AVENUE Associate Planner Scott Spierling presented the staff report. He noted that the Planning Commission had approved the remodel of this building last May. The business has been in operation and the applicant is now requesting the installation of a drive -up window. Development Code compliance was reviewed and it was noted that the Staff Advisory Committee (SAC) had reviewed the project and recommended approval. Commissioner Keen inquired if the project had adequate parking. Associate Planner Spierling noted that the project had more spaces than required by Code. He stated that this use reduced the number of spaces required. Chair Tappan opened the public hearing. Ingmar Lauringson, applicant - stated that he was available to answer any questions the Commission might have. He requested approval of the project. Commissioner Deviny expressed concern with the cars in the line blocking large cars parked along the building. The applicant noted that the radius was close but it met the City standards. Commissioner Keen said that when he made a site visit there appeared to be n6 problem. With no further comments from the audience, Chair Tappan closed the public hearing. Commissioner Lubin complimented the applicant on the project; discussed the drive -thru hours; and, stated that he supported drive - thrus. Commissioner Deviny agreed that the project was attractive; noted that his main concern had been the people backing into other cars; and stated that the hours seemed appropriate. Arroyo Grande Planning Commission Page 2 December 3, 1996 Commissioner Keen noted that the hours of operation were those allowed by the Development Code; stated that he felt other businesses were actually open longer than those hours allowed; and, stated that the project was a good step forward for the community. Commissioner Titus stated that she liked the project and felt it was an obvious choice for a drive -thru. Chair Tappan noted that his only concern had been that the line of cars in the drive -thru might block cars backing out of parking spaces but since the pattern seems to work he can support the project. The following action was taken: RESOLUTION NO. 96 -1591 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. 96 -546, APPLIED FOR BY BROADWAY BAGEL AND CO1.LE COMPANY AT 1259 GRAND AVENUE On a motion by Commissioner Lubin, seconded by Commissioner Keen, and by .the following roll call vote, to wit: AYES: Commissioners Lubin, Keen, Deviny, Titus and Tappan NOES: None ABSENT: None Planning staff advised the public of the appeal process for this project. PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 96-545 FOR CONVERSION OF AN EXISTING SINGLE FAMILY RESIDENCE TO A BED AND BREAKFAST INN; APPLICANT - JUDY ZWARG AND JACK TIEDEMANN; 227 LE POINT STREET Associate Planner Lori Rosenstein presented the Staff report. She reviewed the site and floor plans for the project; noted the major issues of concern which are: parking; water and impacts to traffic and circulation as discussed in the staff report. The Staff Advisory Committee (SAC) reviewed the project and recommends approval. Commissioner Lubin asked about the proposed turnaround; Associate Planner Rosenstein demonstrated how it was proposed to work on the overhead of the site plan. Commissioner Deviny asked how many other Bed & Breakfast establishments were in City Rural - Residential zone; Community Development Director Liberto - Blanck stated there were no others to her knowledge. Chair Tappan opened the public hearing. 1 1 1 1 1 Arroyo Grande Planning Commission Page 3 December 3, 1996 Jack Tiedemann. applicant - stated that this is their home and it is considered a "home stay" rather than a typical "bed and breakfast" that has a resident manager. They invite people into their home to stay and they will provide breakfast to their guests. He is available to answer any questions. With no further comments from the audience, Chair Tappan closed the public hearing. Commissioner Deviny asked about the appropriateness of the zone for this type of enterprise; Associate Planner Rosenstein indicated that this was an allowable use with a Conditional Use Permit in the single family residential district. Commissioner Deviny noted that there had been no negative response from the neighbors; indicated that the proximity to the Village would support this use; and, indicated that he now understood the turnaround concept. Commissioner Keen expressed concern with the turnaround being converted into a parking space at a later date and there being no safeguard; stated that he would like to see three (3) spaces provided at this time to accommodate future growth of the Bed and Breakfast. Associate Planner Rosenstein indicated that this was a unique use in a residential area. Staff had attempted to minimize the amount of concrete utilized and maintain the residential character. There was further discussion of parking; the need to provide some on -site; appropriate locations; the use of striping; the process that would be required for the third room to be utilized; the concept of limiting the number of bedrooms; and, how to avoid having the applicant have to return for further permits. Commissioner Titus stated that she felt the house was a natural for conversion to a bed and breakfast; remarked that the proximity to the village was a positive factor; and, wished the applicant luck with the project, she expressed strong support for the condition. Chair Tappan asked if the driveway and turnaround was considered a fire lane; staff indicated that the fire department had reviewed the project and determined that fire protection would be adequately provided from the street. Chair Tappan indicated that he wanted to assure that the turnaround area was not utilized for parking in the future. There was further discussion of designating a specific space in front of the garage. The following action was taken: RESOLUTION NO. 96 -1592 A RESOLUTION OF THE PLANNING COMIVIISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION, INSTRUCTS THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVES CONDITIONAL USE PERMIT CASE NO. 96 -545, APPLIED FOR BY JUDY ZWARG AND JACK TIEDEMANN, AT 227 LE POINT STREET Amend COA #10 to read as follows: Arroyo Grande Planning Commission December 3, 1996 Page 4 10. , Prior to the issuance of a business license, twe fie additional uncovered parking spaces shall be installed. The p proposed parking spaces perpendicular to the existing driveway and the turn around area shall be a minimum 13 feet wide to provide adequate turning radius and allow vehicles to exit the site in a forward direction. The two uncovered parking spaces shall be paved with grass -crete to assist in drainage. The On a motion by Commissioner Deviny, seconded by Commissioner Titus, and by the following roll call vote, to wit: AYES: Commissioners Deviny, Titus, Keen, Lubin and Tappan NOES: None ABSENT: None Planning staff advised the public of the approval process for this project. NON - PUBLIC HEARING (Continued) - REQUEST FOR INTERPRETATION REGARDING CONVERSION OF A NON - CONFORMING STRUCTURE TO A SECOND DWELLING UNIT; APPLICANT - JIM HARRIS; 615 MYRTLE STREET Associate Planner Lori Rosenstein presented the staff report. She stated that this item had been continued from the November 19 meeting to allow staff to obtain a written opinion from the City Attorney, that opinion is attached to the staff report and states that a Development Code revision is needed to accomplish the Planning Commission's stated goal. Although this is not a public hearing, Chair Tappan invited the applicant to address the Planning Commission. Jim Kessler. applicant representative - expressed his appreciation to the Planning Commission for their support of the project. After review of the City Attorney's decision, he asked about the timing for this project. Community Development Director Liberto -Blanck explained the process that must be followed. She stated that staff would begin work immediately, if that were the direction from the Planning Commission, but it would be March of 1997 before the amendment could be made due to noticing requirements, etc. The Commission discussed potential recommendations that could be added to the Resolution to allow the applicant to proceed. Staff advised the Commission that the City Council would have to determine if they wanted to have the Development Code amended but staff would convey the Planning Commission sentiments to the Council in their presentation of the project. It was determined that the applicant could apply for plancheck and be ready to pull the building permit when the amendment was approved. Commissioner Lubin asked about the general placement of the structure on the site. 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 December 3, 1996 The Commission and the applicant further discussed alternatives that might be available to the applicant; it was determined that a lot split would take longer than a Development Code amendment. The Commission directed staff to ask the City Council to allow the CUP application and Development Code amendment to proceed concurrently. The following action was taken: RESOLUTION NO. 96 -1593 A RESOLUTION OF THE PLANNING COMMSSION OF THE CITY OF ARROYO GRANDE RECOMMENDING AN INTERPRETATION OF THE DEVELOPMENT CODE TO THE CITY COUNCIL REGARDING THE CONVERSION OF AN EXISTING SINGLE FAMILY STRUCTURE TO A SECOND DWELLING UNIT AND RECOMMENDING A DEVELOPMENT CODE AMENDMENT On a motion by Commissioner Deviny, seconded by Commissioner Keen, and by the following roll call vote, to wit: AYES: Commissioners Deviny, Keen, Titus, Lubin, and Tappan NOES: None ABSENT: None PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND COMMENTS A. Update of Projects - • Director Liberto -Blanck stated that the City Council will hear two appeals next Tuesday: 1) Keith/Gin appeal of Planning Commission decision regarding Conditions of approval on their development, and 2) Kawaoka appeal; • Additional appeals anticipated are: 1) Planning Commission determination regarding the oil change at the car wash, and 2) Community Development Director determination regarding substantial conformance of the GenCom, Inc. project; • Correspondence with the City of Grover Beach regarding the allocation of regional funds which were granted concurrently for the improvement of Oak Park Boulevard between Brighton Avenue and Grand Avenue. Vons has indicated their intention to proceed with their project, staff feels that diverting the funds to another location is inappropriate; and, • Mr. Frederick has submitted pre - application plans on the Frederick Ranch and they are currently being routed to City departments for comment, after SAC review they will be presented to the Planning Commission and then the City Council for comment. WRITTEN COMMUNICATIONS - None Arroyo Grande Planning Commission December 3, 1996 ADJOURNMENT' There being no further business before the Commission, on a motion by Commissioner Lubin, seconded by Commissioner Titus, and unanimously carried, the meeting was adjourned at 8:55 p.m. to a special meeting on December 17, 1996 at 6:30 p.m. ATTEST: Luille Breese, Commission Clerk AS T CONTENT: Doreen Liberto -B , Community Development Director � C cv3 William Tappan, Chair Page 6 1