PC Minutes 1996-06-04ARROYO GRANDE PLANNING COMMISSION
,1 IJN E 4, 1996
The Arroyo Grande Planning Commission met in regular session at the special time of 6:30 p.m.
with Chairperson Keen presiding. Present were Commissioners Carr, Tappan, Deviny and
Lubin. Commissioners Soto and Beck were absent. Associate Planners Scott Spierling, Lori
Rosenstein and Parks and Recreation Director John Keisler were in attendance.
APPROVAL OF MINUTES - On notion by Commissioner Lubin, seconded by Commissioner
Deviny, and unanimously carried, the minutes of the regular meeting of May 7, 1996 . were
approved.
ORAL COMMUNICATIONS - None
Commissioner Lubin stepped down from the dias due to a possible conflict of interest with the
following item.
PUBLIC EIEARING - CONDITIONAL USE PERMIT CASE NO. 94 -531, AMENDMENT
#1, TO CHANGE TEIE LOCATION 01? BUILDINGS "C" AND "F "; VARIANCE CASE
NO. 96 -197 TO REDUCE THE REAR YARD SETBACK OF BUILDING "C" FROM 20
FEET TO 10 FEET; PEOPLES' SELF -HELP HOUSING CORPORATION, AT 163
SOUTH ELM STREET
Associate Planner Lori Rosenstein presented the staff report. On March 19, 1996 the Planning
Commission was asked to determine whether removal of a 200 year old Oak tree on the site was
in substantial conformance with the original project approval. The Commission continued the
hearing on the project and directed staff and the applicant to attempt to find an alternative
solution. The applicant has requested a change in location of Buildings "C" and "F" and a
Variance from the rear yard setback requirements to accommodate this move. Staff indicated
that this is the most appropriate solution to the problem. One letter had been received from
neighbors questioning the issue of privacy and safety. The Staff Advisory Committee (SAC) has
reviewed the change and recommends approval.
Chairperson Keen opened the public hearing.
Bruce Frasier, project architect - stated that he was in concurrence with the staff report. The
second floor windows of the unit in question have been located to assure the privacy of the
neighbors. He also stated that the surrounding utility lines were not potentially threatening to
the existing oaks. The project was designed to conform with the City's Tree Ordinance.
With no further comments from the audience, Chairperson Keen closed the public hearing and
requested Commissioner comments.
Responding to a question from the Commission, John Keisler, Parks and Recreation Director
discussed the amount of water required by oak trees. The Commission expressed their
appreciation to People's Self Help Housing for their efforts to give the tree every chance to
survive.
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June 4, 1996
The following action was taken:
A RESOLUTION OF rHE PLANNING COMMISSION OF TIIE CITY OF
ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION,
INSTRUCTING TIIE SECRETARY TO FILE A NOTICE OF
DETERMINATION, AND APPROVING CONDITIONAL USE PERMIT
CASE NO. 94 -531, AMENDMENT #1, APPLIED FOR BY PEOPLES'
SELF -HELP HOUSING CORPORATION AT 163 SOUTH ELM STREET
On a motion by Commissioner Tappan, seconded by Commissioner Deviny, and by the
following roll call, to wit:
AYES: Commissioners Tappan, Deviny, Carr and Keen
NOES: None
ABSTAIN: Commissioner Lubin
ABSENT: Commissioner Soto and Beck
Then the following action was taken:
RESOLUTION NO. 96 -1560
RESOLUTION NO. 96 -1561
A RESOLUTION OF TIIE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING VARIANCE CASE NO. 96 -197 FOR THE
REDUCTION IN REAR YARD SETBACK OF BUILDING "C" FROM 20
FEET TO 10 FEET, APPLIED FOR BY PEOPLES' SELF -HELP HOUSING
CORPORATION AT 163 SOUTH ELM STREET
On a motion by Commissioner Tappan, seconded by Commissioner Deviny, and by the
following roll tall, to wit:
AYES: Commissioners Tappan, Deviny, Carr and Keen
NOES: None
ABSTAIN: Commissioner Lubin
ABSENT: Commissioners Soto and Beck
Commissioner Lubin returned to the dias.
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 96 -544 FOR
CONSTRUCTION OF A TWO- STORY, 2,003 SQUARE FOOT COMMERCIAL
BUILDING; PLANNED SIGN PROGRAM CASE NO. 96 -120; MICHAEL C. THOMAS,
APPLICANT; AT 122 LE POI.NT STREET
Associate Planner Lori Rosenstein presented the staff report. She stated that the project had
originally been approved in 1991, but no building permit had been issued so the permit expired.
The applicant is requesting approval of a two story, 2,003 square foot commercial office
building. Staff discussed the site design; presented a color board; stated that parking and
landscape standards mCet all City codes; and discussed the majdr issues of concern.
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June 4, 1996
Architectural Advisory Committee (AAC) reviewed the project and recommend approval, their
conditions are incorporated into the Conditions of Approval. Staff had a meeting with the
applicant the morning of the Bearing and they are requesting that the Commission open the
hearing and take any public testimony and then continue the item to the June 20, 1996 meeting
so that adjustments can be made to the Conditions of Approval.
Commissioner Carr asked about access to the property to the west. Staff replied that there were
different grade elevations so access was not possible.
Commissioner Tappan asked why drainage was an issue in 1991 staff report but not in the
current report. Staff replied that Public Works had not commented on the issue of drainage
when they reviewed the project.
Chairperson Keen opened the public hearing.
Charles Cebulla, project. architect - stated that the issue of drainage was addressed in condition
40.f; explained that the building was placed on the lot to maximize parking since the shape of
the lot was unusual; and discussed the difference in elevation with the adjacent public parking
lot.
Terry Payne, 212 Miller Way - stated that she had no objection to the project but is concerned
with the corner of Miller Way and Le Point and feels that a three -way stop is needed.
I1oward Mankins - owner of the property leased by the City for public parking that is adjacent
to the subject property asked about the access for the small residence near the property;
expressed concern with drainage in the immediate area; and expressed support of the
development of this site.
Michael Thomas, applicant - expressed appreciation to staff for their assistance.
With no further comments from the audience, Chairperson Keen closed the public hearing and
requested Commissioner comments.
Commissioner Carr stated that project looks good but he is concerned about the drainage and
requested that the Traffic Commission consider Ms. Payne's request for a three -way stop.
The Commission discussed drainage concerns; potential development of Le Point Street;
expressed consensus to refer the question of a three -way stop to the Traffic Commission; and,
agreed that the proposed monument sign should be smaller.
On a notion by Commissioner Carr, seconded by Commissioner Deviny, and unanimously
carried; it was agreed that the item be continued to the June 20, 1996 meeting and that the issue
of the three -way stop be referred to the Traffic Commission.
PUBLIC HEARING - GENCOM, INC., APPLICANT; LOCATION WEST BRANCIT
STREET /CAMINO MERCADO ANI) RANCHO PARKWAY (RANCI-IO GRANDE);
ANDY MARTON, REPRESENTATIVE
A. PD Amendment to change the zone designation of a portion of the project area from
General Commercial with a specific plan requirement. to PD Specific Plan /Planned
Development Ordinance Case No. 96 -001;
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June 4, 1996
B. PD Specific Plan for a commercial development of approximately 360,000 square
feet. and Associated Architectural Review /Conditional Use Permit Case No. 96 -541
(Specific Development. Plan);
C. 20 Lot Subdivision /Tentative Tract Map No. 2220; And,
D. Proposed Sign Program /Planned Sign Program Case No. 96 -118.
Associate Planner Scott Spierling introduced Mike Multari of Crawford, Multari and Starr who
presented the staff report. Mr. Multari reviewed the background of the project and stated that
originally it had been projected that the Final Environmental Impact Report (FEIR) was to have
been available for review by this meeting; however, some of the comments from various public
agencies arrived late. In order to properly address these comments the FEIR will be late but
will be distributed to the Planning Commission as soon as possible. Staff recommends that the
Commission take any new testimony and continue the item to the June 20 meeting. There have
been meetings with the applicant to consider the suggestions for changes to the project that were
presented at past meetings. Mr. Multari indicated there were many good comments and some
of them have been incorporated into the site plan. A new site plan was presented to the
Planning Commission for review. The focus of the evening's meeting was intended to review
the following amendments to the plan:
• Moving the entrance on Camino Mercado - a main entry had been suggested on Camino
Mercado to alleviate some of the traffic on West Branch; to take advantage of the
freeway of ramp at Oak Park; and, to provide better truck access to the site.
• Amending the site plan to create more of a "destination" center - the applicant has
proposed a large plaza which could contain a food service court with small tenant spaces;
landscaped pedestrian areas to connect the theater and the rest of the center; and the
possible addition of other pedestrian oriented amenities.
• Staggered rear setbacks for the tenants near Rancho Parkway - the building envelope for
the units closest to Rancho Parkway are shown staggered and decreased in size to lessen
their bulk from above.
• Increased setback from Rancho Parkway - a larger physical separation has been put in
place and a larger landscape buffer is included.
• Enlarged delivery screening - the rear delivery areas 'will be screened even more clue to
the two previous items.
• Relocation of main_ entry to West .Branch - the main entry has been relocated to West
Branch and it is intended that the entry be enhanced with landscaping and signage, this
entry will lead to the proposed plaza and pedestrian areas.
• Moving the Rancho Parkway entry as. far from West branch as possible - to alleviate
problems with stacking, the entry on Rancho Parkway has been moved as far as the
topography of the site will allow; however, it is not feasible to close this entry off
entirely.
• Park and Ride lot - an area has been designated on site for this use.
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• Bus Parking - in addition to a transit turnout; the applicant has provided an area on site
for tour bus parking.
• Emergency vehicle storage - the applicant indicated willingness to provide a location to
store a City emergency vehicle; the police chief has indicated that it may be more
appropriate to provide a small enclosed area for public safety education and processing
of shoplifters.
Mr. Multari discussed some concerns not listed in the FEIR, such as relocating Rancho Parkway
which was investigated but not feasible; the cost to the City of servicing a project this size,
which in other jurisdictions has proven to be considerably less that the revenue that this type of
project produces; the fact that a brief survey of surrounding areas shows that there are no other
projects of this size near the development stage; the pedestrian connection between the two
portions of the center is still being considered; however, the police chief is not in favor of a
tunnel which would bring other safety concerns; revised elevations have been presented to the
Architectural Advisory Commission and are presented this evening; and concern regarding
parking requirements which are clarified in the staff report. Staff recommends that the
Commission discuss the amended site plan, re -open the public hearing for new testimony and
continue this item to their June 20 meeting.
Chairperson Keen opened the public hearing.
Tony Ferrara, 759 Via Bandolero - acknowledged the work done by staff and GenCom to
address the concerns of the neighborhood. Discussed some specifics regarding the siting of
specific buildings and expressed concern with the distance from Via Vaquero to the new entry
on Rancho Parkway.
Will Schafer, 734 Via Bandolero - stated that he was concerned with the storm drain that was
proposed in the vicinity of building #1. Mr. Multari stated that he would obtain the information
for Mr. Schafer. Mr. Schafer expressed concern that there will not be a sufficient amount of
customers for a project of this size and ultimately the buildings will be empty shells.
hloward Mankins, 200 I Iillcrest Drive - suggested a freeway overcrossing as a long range
planning item; stated that the plan was ugly, just a copy of old shopping centers; would like to
see some innovative ideas; and discussed the need for widening the Brisco Road underpass.
Andy Marton, GenCom Inc. representative - presented large scale drawings of the revised site
plan; indicated that two acres of landscaping had been added to the project; discussed the
concept of the destination center; stated that they had worked to include the comments from the
Commission and the neighbors; and, requested that the Planning Commission approve the project
at their next hearing.
With no further comments from the audience, Chairperson Keen closed the public hearing and
requested Commissioner comments.
Commissioner Deviny stated that he could see considerable change from the original proposal
and acknowledged the challenge of working on this site.
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June 4, 1996
Commissioner Lubin stated that he was impressed with the obvious effort made to incorporate
suggested changes into the project; concerned regarding the view from the hill above; agreed
that tunnel was not the answer to connection of both parts of the center but perhaps a push
button pedestrian walkway; and expressed concern with protecting sight visibility at
intersections.
Commissioner Tappan asked if the Catholic Church had indicated an interest in moving the
cemetery which would be necessary for a freeway overpass; Mr. Multari indicated he had no
information regarding that matter. Commissioner Tappan stated that he likes the direction of
the site design; suggested right turn only out of the center onto Rancho Parkway; agreed with
the new Branch Street entries; liked the idea of keeping Camino Mercado a two -way street;
concerned with the bus turnout on West Branch; agreed that parking police emergency vehicles
may not be as useful as having a small area where shoplifters could be processed; stated that he
could see a need in the future for signalization of the intersection of West Branch and Camino
Mercado; and asked when new preliminary Conditions of Approval will be provided for
Planning Commission review.
Commissioner Carr expressed his concern with the design of the project and its scope;
questioned if a project such as this will change the character of the entire community; stated that
the design is still too standard would like more innovative concepts; questioned the addition of
the Performing Arts Center in the smaller section of the center; agreed that the pedestrian
circulation appears to be good but expressed interest in seeing it totally separated from
roadways; stated that a signalized pedestrian crossing between two sections of the center may
not be necessary immediately; and, asked about the potential for a roundabout at Brisco Road.
Mr. Multari stared that he expected the traffic consultant to be able to address the Brisco Road
alternative before the next meeting.
Chairperson Keen emphasized that since Rancho Parkway was designed as a collector street,
closing it off entirely would disrupt the circulation in th8 immediate area; agreed with keeping
Camino Mercado a two way street; and, suggested that the underground conduits for the
pedestrian signalization be put in place at the time of construction even if not utilized right away
to alleviate the need to dig up the street at a later. time.
There was further discussion regarding the evolution of the .connection between the shops and
the theater; increased landscaping; and placement of various buildings.
Chairperson Keen indicated to staff that he would like the Planning Commission to receive the
FEIR as soon as possible so that they would have sufficient time to review the document.
On a motion by Commissioner Lubin, seconded by Commissioner Tappan, and unanimously
carried, the item was continued to the meeting of June 20, 1996.
PLANNING COMMISSION /COMMUNITY DEVELOPMENT DIRECTOR ITEMS AND
COMMENTS
A. Cancel Regular Meeting on June 18, 1996; Conduct Special Meeting on Thursday June
20, 1996 at 7:30 p.m.
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On a motion by Commissioner Lubin, seconded by Commissioner Carr, and unanimously
carried, the meeting of June 18, 1996 was canceled and Special Meeting to be held to
June 20, 1996:
WRITTEN COMMUNICATIONS
1. Letter of resignation from Commissioner Jean Beck. The Commission expressed regret
and directed staff to prepare a letter of appreciation.
ADJOURNMENT
There being no further business before the Commission, on a motion by Commissioner Deviny,
seconded by Commissioner Carr, and unanimously carried, the meeting was adjourned at 8:45
p.m. to the next scheduled meeting on June 20, 1996.
ATTEST:
Luci le Breese, Commission Clerk
A TO CONTENT:
Joh -' een, Chaij - rson
Doreen Libe - Blanck
, Community Development Director