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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. Arroyo Grande Planning Commission Page 2 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. 1 1 1 1 1 Arroyo Grande Planning Commission Page 3 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; Arroyo Grande Planning Commission Page 4 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. 1 1 Arroyo Grande Planning Commission Page 5 June 4, 1996 • 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. Arroyo Grande Planning Commission Page 6 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. 1 1 1 Arroyo Grande Planning Commission Page 7 June 4, 1996 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