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PC Minutes 1995-11-211 1 1 ARROYO GRANDE PLANNING COMMISSION NOVEMBER 21, 1995 The Arroyo Grande Planning Commission met in regular session with Chairperson Keen presiding. Present were Commissioners Beck, Soto, Tappan, Carr, and Lubin. Commissioner Deviny was absent. Community Development Director Doreen Liberto - Blanck, Mike Multari and Paul Crawford of Crawford, Multari and Starr were in attendance. APPROVAL OF MINUTES - On motion by Commissioner Beck, seconded by Commissioner Lubin, and unanimously carried, the minutes of the regular meeting of October 3, 1995 were approved. ORAL COMMUNICATIONS - None PUBLIC HEARING - (Continued) GENCOM, INC., LOT LINE ADJUSTMENT CASE NO. 95 -527. A PROPERTY LINE ADJUSTMENT OF FIVE COMMERCIAL PROPERTIES AT WEST BRANCH STREET / CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE). Community Development Director Doreen Liberto - Blanck introduced Mike Multari of Crawford, Multari and Starr, who presented the staff report. The proposal is for a lot line adjustment from five (5) existing parcels to four (4) new parcels. All of the lots are designated for commercial use and are vacant. The change is for ownership purposes and will have no effect on the development. Minor lot line adjustments are usually exempt from environmental assessment, however an initial study has been performed and a negative declaration has been recommended. Staff recommends approval of the resolution recommending approval of the Lot Line Adjustment Case No. 95 -527 to the City Council, with the findings and conditions listed. Chairperson Keen opened the public hearing. Andy Marton, Senior Vice - President, GenCom, Inc. - stated that the reason for the lot line adjustment request is to accommodate a purchase agreement. With no further comments from the audience, Chairperson Keen closed the public hearing. After discussion by the Commissioners, the following action was taken: RESOLUTION NO. 95 -1536 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION, AND APPROVAL OF LOT LINE ADJUSTMENT CASE NO. 95 -527, APPLIED FOR BY GENCOM, INC., AT WEST BRANCH STREET, CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE). On a motion by Commissioners Tappan, seconded by Commissioner Beck, and by the following roll call, to wit: AYES: Commissioners Tappan, Beck, Carr, Soto, Lubin and Keen NOES: None ABSENT: Commissioners Deviny Arroyo Grande Planning Commission Page 2 November 21, 1995 The foregoing Resolution was passed and adopted this 21th day of November 1995. Planning staff apprised the public of the appeal period on this project. PUBLIC HEARING - ARLOMA CORPORATION REQUEST TO SUBDIVIDE A MULTI- FAMILY PARCEL: TENTATIVE PARCEL MAP CASE NO. 95 -525; CONDITIONAL USE PERMIT CASE NO. 95-539 (PLANNED UNIT DEVELOPMENT); AND VARIANCE CASE NO. 95 -192. Community Development Director Doreen Liberto - Blanck introduced Paul Crawford of Crawford, Multari and Starr, who presented the staff report. The proposal is to subdivide a 7,200 square foot multi- family parcel into two lots to complete the development of the parcel. He presented elevations of the existing dwelling and the proposed development. He reviewed the three (3) separate entitlements required as listed in the staff report: A. Tentative Map to divide the property into two (2) separate lots; B. Planned Unit Development (PUD) to allow smaller lots than normally permitted in the Multi- Family zoning, as well as Architectural Review; and C. Variance from garage setbacks for the existing house and to reduce setbacks between the proposed garage and existing house. The lot is too small to subdivide per the existing standards and the density standards of the Development Code. The applicant is proposing that the existing house be developed as an affordable unit for thirty (30) years, in return for a density bonus that would allow the development of the second unit. Mr. Crawford discussed the requested setback variances and the architectural and land use compatibility issues as detailed in the staff report. Staff recommendation is for approval Chairperson Keen opened the public hearing. Mark Gammon, RMO Architects, owners representative stated he was available to answer any questions the Planning Commission may have. With no further comments from the audience, Chairperson Keen closed the public hearing. Commissioner Lubin stated that he had been concerned with the aesthetics of the project and was pleased to see how the project was proposed. Commissioner Soto expressed his concern with the implementation of the thirty (30) year low cost housing deed restriction. Since this is the first time that the Planning Commission has reviewed a private project with this type of restriction, he would like to see the completed agreement. Community Development Director Doreen Liberto - Blanck stated that the City Attorney will review the language of the deed restriction to be sure that the City will be advised of any sale of the property, and the deed restriction will be monitored by the City. She agreed to review the deed restriction with the Planning Commission when it was completed. Commissioner Tappan asked if any other existing parcels in the area which would be in a similar situation? Community Development Director Doreen Liberto - Blanck stated that there were a few since the area had been developed under different density standards. Commissioner Tappan expressed concern with the number of variances and exceptions that were requested for this project, he felt that the low cost housing provision was the only redeeming factor. 1 1 1 Arroyo Grande Planning Commission Page 3 November 21, 1995 Commissioner Carr asked how the City is doing overall on their low cost housing? Community Development Director Doreen Liberto - Blanck reviewed some potential projects and stated that the City was working on this issue. Commissioner Carr stated that the elevations show a carport and not a garage. Mr. Crawford stated that the original proposal was for a carport but the applicant had revised the proposal to include a garage instead. Commissioner Carr inquired if the applicant had investigated alternative development options for this property. There was a discussion with staff regarding possible alternative development opportunities. Commissioner Carr expressed concern with finding #2 on the Resolution approving the PUD, "That the site for the proposed Planned Unit Development 95 -539 is adequate in size and shape to accommodate said use ... ". He does not agree with the accuracy of this finding. Arloma Corporation representative, owner of Aspen Way Apartments stated that they had purchased the property because it was affecting the value of their property. He reviewed the conditions of the property when they purchased it and how they have upgraded the property. Originally they had wanted to build a two single family homes but did not have enough land. They will maintain ownership of the houses. Commissioner Beck asked about the possibility of making both units low income. Community Development Director Doreen Liberto - Blanck stated that the Housing Element requirement is 25% and the proposal exceeds that requirement. There was discussion about the possibility of "reversion to acreage ", monitoring the deed restriction, and the proposed landscape easement. After discussion by the Commissioners, the following action was taken: RESOLUTION NO. 95 -1537 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH MITIGATION MEASURES, AND INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING TENTATIVE PARCEL MAP CASE NO. 95 -525 APPLIED FOR BY ARLOMA CORPORATION AT 266 ASPEN STREET On a motion by Commissioners Lubin, seconded by Commissioner Beck, and by the following roll call, to wit: AYES: NOES: ABSENT: Commissioners Lubin, Beck, Carr and Keen Commissioners Soto and Tappan Commissioner Deviny The foregoing Resolution was passed and adopted this 21th day of November 1995. Arroyo Grande Planning Commission Page 4 November 21, 1995 Then the following action was taken: RESOLUTION NO. 95 -1538 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING OF A NEGATIVE DECLARATION WITH MITIGATION MEASURES, AND INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING VARIANCE CASE NO. 95 -192, APPLIED FOR BY ARLOMA CORPORATION AT 266 ASPEN STREET On a motion by Commissioners Lubin, seconded by Commissioner Beck, and by the following roll call, to wit: AYES: Commissioners Lubin, Beck, Carr and Keen NOES: Commissioners Soto and Tappan ABSENT: Commissioner Deviny The foregoing Resolution was passed and adopted this 21th day of November 1995. Then the following action was taken: RESOLUTION NO. 95 -1539 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A NEGATIVE DECLARATION WITH MITIGATION MEASURES, INSTRUCTING THE SECRETARY TO FILE A NOTICE OF DETERMINATION, AND APPROVING CONDITIONAL USE PERMIT (PUD PERMIT) CASE NO. 95 -539 AND THE ASSOCIATED ARCHITECTURAL REVIEW, APPLIED FOR BY ARLOMA CORPORATION AT 266 ASPEN STREET On a motion by Commissioners Carr, seconded by Commissioner Soto, and by the following roll call, to wit: AYES: Commissioners Lubin, Beck, Carr and Keen NOES: Commissioners Soto and Tappan ABSENT: Commissioner Deviny The foregoing Resolution was passed and adopted this 21 th day of November 1995. Planning staff apprised the public of the appeal period on this project. NON - PUBLIC HEARING ITEM (Continued) - PRE - APPLICATION REVIEW FOR A PROPOSED COMMERCIAL PROJECT AT WEST BRANCH STREET /CAMINO MERCADO AND RANCHO PARKWAY (RANCHO GRANDE) 1 1 1 1 1 Arroyo Grande Planning Commission Page 5 November 21, 1995 Community Development Director Doreen Liberto - Blanck introduced Mike Multari of Crawford, Multari and Starr, who presented the staff report. This is a pre - application review only and allows for early comments from staff, the Planning Commission and the City Council, prior to acceptance of an actual application. The concept presented is for commercial development on the property on West Branch Street. The Festival Theater is proposed to be retained in its present location but the Sizzler Restaurant would be relocated. The actual type of development will be more closely defined when the actual application is processed. The scope of this project will require an Environmental Impact Report (EIR) and the potential issues of concern are outlined in the staff report. Prelirninary conditions are included in the staff report for the applicant's information. Mr. Multari reviewed the application process for the formal submitted. He requested comments and direction from the Planning Commission. Commissioner Carr expressed concern regarding the location of the gas station. He was concerned because of the close proximity of underground gas tanks to the City's water well. Mr. Multari indicated that no analysis of potential impact had been done since a formal application has not been received. Chairperson Keen asked if the development would occur incrementally? Mr. Multari replied that he anticipated an application for a comprehensive project, but the applicant could address that more fully. Commissioner Carr asked about the EIR that was prepared for Rancho Grande. Mr. Multari discussed the age of that EIR and the need for more current information. Andy Marton, owner representative - stated that they were presenting a conceptual plan and the actual use is open, and they are working with staff and neighborhood groups. The site is 45.5 acres and will require minimal grading. Commissioner Keen inquired about the aesthetics of the bank along Rancho Parkway, expressing concern that a retaining wall might be required. Mr. Marton concurred that a retaining wall was not desirable. Commissioner Lubin asked about the height of the north east corner of the property. Mr. Marton replied that to achieve minimal visual impact for the neighboring properties, they had lowered the pads. There was discussion of Mr. Marton's other developments out of the area. The Planning Commission asked about possible alternative uses, rather than retail. Mr. Marton stated that he intended to develop the entire site at one time. The buildings might be phased, but the infrastructure would all be completed at the same time. Commissioner Beck asked about the improvement of Brisco Road. Community Development Director Doreen Liberto - Blanck stated that the intersection is being reviewed on a regional basis to determine what impact this development would have on it. She also pointed out that there will also be a traffic study required to analyze this project, as part of the EIR. There was discussion of potential anchor stores for the center. Mr. Marton indicated that he could be more specific in approximately 30 days. Arroyo Grande Planning Commission Page 6 November 21, 1995 Commissioner Tappan indicated that his main concern at this point would be the existence of a service station. Commissioner Soto stated that the staff report covers his main concerns such as how the landscaping can enhance the project. He stated that some of the projects that had already been done by the City were in support of this project. He also discussed widening of West Branch Street and lowering the site along Rancho Parkway. Mr. Marton agreed with Commissioner Soto's comments. Commissioner Lubin expressed concern that there would be a large asphalt look; that aesthetics of project be appealing; that neighbors not lose their view shed; and that West Branch Street be level with the center. There was discussion of the lighting that will be proposed; the drainage from the project; the need for a more clear proposal prior to analysis; site distance problem onto West Branch at Rancho Parkway; the best location for the Festival Theaters; and potential neighborhood concerns. Chairperson Keen indicated that no formal action was needed on this project, and the Planning Commission took a ten minute break. Commissioner Soto excused himself from the next item. NON - PUBLIC HEARING - REQUEST FOR INTERPRETATION REGARDING MITIGATION MEASURE REQUIRING A LEFT TURN LANE POCKET INTO SUBDIVISION AT 135 -145 TALLY HO ROAD Community Development Director Doreen Liberto - Blanck introduced Craig Campbell of the Public Works Department who presented the staff report. Staff is requesting concurrence from the Planning Commission on a staff interpretation of a mitigation measure for Tract 983 which was approved by the City Council on July 24, 1990. During the development of construction drawings, a traffic engineer performed evaluations and one of his recommendations was a left turn pocket from Tally Ho Road into the proposed driveway. This recommendation was included as a condition of approval for the project. Residents expressed concern with this recommendation and submitted a letter to the Traffic Commission. As a result of this letter, the Public Works staff studied the situation and recommended that the left turn lane not be included. The traffic engineer had made the recommendation "desirable" but not "mandatory". The Traffic Commission has recently recommended that the left turn pocket not be installed. Staff is requesting that the Planning Commission concur with the City Engineer decision that the best design is no design for the left turn lane and that waiving the requirement can be done based on the City Engineer recommendation. Commissioner Lubin inquired how the lots in the subdivision are accessed? Mr. Campbell replied that they are flag lots accessed from the common driveway along Tally Ho Road. Commissioner Carr stated that he agreed with the staff recommendation and the left turn pocket would not appear to improve the situation. 1 1 1 1 1 1 Arroyo Grande Planning Commission Page 7 November 21, 1995 Commissioner Tappan agrees that the left turn pocket will push the traffic closer to the curb and cause lack of site distance. After discussion by the Commissioners, the following action was taken: AYES: NOES: ABSENT: STEPPED DOWN: RESOLUTION NO. 95 -1540 A RESOLUTION OF TIIE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE PROVIDING AN INTERPRETATION OF MITIGATION MEASURE FOR TRACT 983 FOR L. C. LA VINE On a motion by Commissioners Tappan, seconded by Commissioner Carr, and by the following roll call, to wit: Commissioners Tappan, Carr, Lubin, Beck and Keen None Commissioner Deviny Commissioner Soto The foregoing Resolution was passed and adopted this 21th day of November 1995. Commissioner Soto returned to the dias. NON - PUBLIC HEARING - SUNSET NORTH CAR WASH, AMENDMENT TO APPROVED ARCHITECTURAL REVIEW CASE NO. 81 -238 TO REVISE BUILDING COLORS AT 1198 GRAND AVENUE Community Development Director Doreen Liberto - Blanck presented the staff report. The original Architectural Review took place in 1981, and the application being reviewed this evening is to modify the approved color board. The Architectural Advisory Committee (AAC) reviewed this proposed modification and Commissioner Detweiler and staff worked with the applicant. Staff presented a color board and stated with the exception of the medium blue on the building the colors on the building do not reflect the colors on the board. She noted a change to the Resolution under General Condition #2, the date should be changed to "February 21, 1996". Pat Devaney, owner Sunset Car Wash - presented photographs of the building to the Planning Commission. There was discussion regarding the colors that have been approved; the number of coats of paint that were put on; and the need for agreement. Mr. Devaney agreed to paint the white color that is represented on the color board. Commissioner Carr inquired if Architectural Review /Conditional Use Permit on a project lasts forever? He also asked if there is a mechanism to advise a new owner of existing City requirements when a property /business changes hands. Arroyo Grande Planning Commission Page 8 November 21, 1995 There was discussion of past City approvals; mechanism by City to notify new business owner of existing permits; need to return certain projects to Planning Commission; need for a positive environment for business; the existing mural on the building; and Planning Commission options. After Commission discussion, the following action was taken: With the stipulation that the applicant, AAC Member Detweiler, and Current Planner Scott Spierling meet and agree whether the "Moby Dick" color needs to be repainted. It is agreed by all that the "Bone White" as identified on the color board is the appropriate color. RESOLUTION NO. 95 -1541 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING AMENDED ARCHITECTURAL REVIEW CASE NO. 81 -238; 1198 GRAND AVENUE (SUNSET NORTH CAR WASH) On a motion by Commissioners Carr, seconded by Commissioner Soto, and by the following roll call, to wit: AYES: Commissioners Carr, Soto, Lubin, Beck and Tappan NOES: Chairperson Keen ABSENT: Commissioner Deviny The foregoing Resolution was passed and adopted this 21th day of November 1995. There was discussion regarding paint manufacturer's changing the name of a paint and the use of stock numbers as an alternative in conditions of approval; a mechanism whereby new business owners be advised of existing City conditions on the business they purchase; and what type of projects are returned to the Planning Commission for review. PLANNING COMMISSION ITEMS AND COMMENTS A. December 1, 1995 Planning Commission Workshop (SLO) - Community Development Director Doreen Liberto - Blanck requested a firm count so that reservations can be made. B. Project Updates: - City Council held first reading of Adult Business Ordinance; - City Council reviewed "Economic Opportunities Report ", would the Planning Commission like copies; and C. Commissioner Comments: 1 1 1 1 1 Arroyo Grande Planning Commission Page 9 November 21, 1995 ATTEST: Commissioner Carr inquired about the trees that are missing from the Lucky Market parking lot. Will they be replaced or not? Community Development Director Doreen Liberto - Blanck will investigate and report back to the Planning Comtnission. WRITTEN COMMUNICATIONS 1. Letter to Ed Nolan (Crystal Rose Inn) regarding Plot Plan Review Case No. 95 -026 at 789 Valley Road. 2. Letter to Central Coast Farm Credit regarding Plot Plan Review Case No. 95 -027 at 111 South Mason Street. ADJOURNMENT There being no further business before the Comtnission, on a motion by Commissioner Tappan, seconded by Commissioner Beck, and unanimously carried, the meeting was adjourned at 9:40 P.M. to the next regular meeting on December 5, 1995. 1WQ 9. D I. le Breese, c ommission Clerk A9TO CONTENT: Doreen Liberty= lanck, Community Development Director John een , Chat