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PC Minutes 1995-06-20ARROYO GRANDE PLANNING COMMISSION June 20, 1995 The Arroyo Grande Planning Commission met in regular session with Chairperson Keen presiding. Present are Commissioners Tappan, Carr, Deviny and Beck. Commissioners Soto and Hatchett are absent. Planning Director Doreen Liberto - Blanck and Current Planner Scott Spierling are in attendance. APPROVAL OF MINUTES On a motion by Commissioner Tappan, seconded by Commissioner Deviny, and unanimously carried, the minutes of June 6, 1995 were approved with one correction. ORAL COMMUNICATIONS - None PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. 95 -535 AND ASSOCIATED ARCHITECTURAL REVIEW TO CONSTRUCT A 39,636 SQUARE FOOT YMCA AND APPURTENANT FACILITIES AT 400 WEST BRANCH STREET, APPLICANT IS SOUTH COUNTY YMCA Current Planner Spierling, using the overhead projector, showed the main entry ways into the proposed project and the parking connection to the Women's Club. He discussed parking including the proposed use of 60 spaces for roller hockey. Mr. Spierling discussed possible building phases of the proposed facility and passed color boards to the Commissioners. He ended by stating the Architectural Advisory Committee (AAC) and the Staff Advisory Committee (SAC) recommended approval of this project. Chairperson Keen opened the public hearing. Tony Orefice of RMO Architects, representing the applicant, gave a brief history and explained various aspects of the proposed project. Mr. Orefice said the staff report was well written and the only item the applicant requested clarification on was Condition #14 in that they did not intend to provide a formal path, but rather an informal access way through the landscaping. Mike Mogensen, General Director of the YMCA, stated he has been involved with the project for eight years and desirous to move ahead with it. Mr. Mogensen stated that, pending approval of the proposed CUP, they would go to their Advisory Committee, then to their Corporate Board of Directors, and begin the process of redoing the needs assessment they did four years ago and re- checking the floor plan to meet these needs. He said they would do a feasibility study, determining how much money can be raised for the project. Mr. Mogensen stated they hoped to raise it all at one time, thereby building the whole facility at one time; however, if that did not happen they have projected phases based on the amount of monies raised. He said he hoped to do the feasibility study in February or March of 1996 and would launch a capital campaign in May or June of 1996, anticipating 1.5 million as a minimum for the first phase and that it would take 9 to 12 months to raise that amount. Mr. Mogensen stated they hoped to break ground in 1997 for the whole facility and not just one phase. With no further comments from the audience, Chairperson Keen closed the public hearing. Commissioner Carr spoke about his concerns: • Why are there more parking spaces then required by the Development Code? • What is the reason for linking the parking lot with the Women's Club? • How many bike racks are there to accommodate the 13 bikes? Commissioner Carr stated his concern for so much reliance on the automobiles as part of the project, and felt the YMCA should set an example for providing alternate transportation modes. He felt providing 250 parking places and one bicycle rack for a YMCA was disproportionate. Mr. Orefice responded that the parking spaces were in excess because: 1) the appplicant was not aware of the lesser figure required by the City until after the plans were made, 2) 60 parking Arroyo Grande Planning Commission Page 2 June 20, 1995 spaces would be used for roller hockey, and 3) the increased number of parking spaces will meet community need for such events as the Strawberry Festival, St. Patrick's Carnival, and so forth. In addition, Mr. Orefice said the YMCA and Women's Club were two community facilities and he felt they should work together to make sure sufficient parking spaces are available when both facilities have concurrent events. He stated they could increase the number of bike racks. Commissioner Carr questioned the elevation of the building to which Mr. Orefice responded. Commissioner Tappan said he liked the idea of the connection with the Women's Club. He had a concern about the wooden fence being damaged by roller hockey. Mr. Orefice answered he preferred a player crashing into a wooden fence, rather than a concrete block fence. Commissioner Tappan asked about removal of the temporary sign when the building is completed. Mr. Orefice said the secondary sign location was only if they constructed the project in phases; however, the logo and YMCA sign would be minor for this project. Commissioner Tappan discussed the wording of Condition #10, and that stated Condition #50 should read "with" instead of "within ". Commissioner Deviny about the number of parking spaces provided asked proposed hours and days of operation. Mr. Mogensen responded 6 A.M. to 9 or 10 P.M., depending on the services needed, saying it would be open seven days a week, but Sundays usually noon to 4 P.M., depending on the demand and Saturdays were usually shorter hours. Commissioner Deviny mentioned the number of parking spaces provided seemed excessive. He asked Mr. Mogensen did he feel there would be 300 to 400 people at the facility at one time. Mr. Mogensen said they would probably have 300 to 400 people per day and probably 50 people maximum at one time. Chairperson Keen asked various questions regarding the phasings to which Mr. Orefice responded. Chairperson Keen expressed his concern there were not small rooms proposed for children's activities, and considering the parking proposed it seemed to be oriented toward adults rather than children. Mr. Mogensen gave reasons why the facility and parking was proposed as presented. Commissioner Tappan questioned the applicant regarding traffic mitigation and signalization fees, saying he would prefer discussing these items now rather than have the applicant take these items to the City Council. Mr. Orefice said they were ready to pay all the fees if they can, but did not know at this time whether they might have to request the fees be waived. Commissioner Tappan told the applicant they were getting such a deal on the property that the City should get the fees. Mr. Orefice stated it depended on how much money they could raise; that the first study said they could raise about $800,000, but it would take $1.5 million for phase 1, and they would like to raise $3 million for the whole facility. Commissioner Carr asked about the neon lighting for the sign. Mr. Orefice responded it would be subdued and the only illuminated sign would be the "Y" and the street sign. Commissioner Carr asked if the "YMCA" lettering was backlighted to which Mr. Orefice stated it would be backlighted. Commissioner Carr said the proposed "Y" stated neon tubed light. Mr. Orefice said the neon was inside the box. Chairperson Keen asked if it was covered and Mr. Orefice responded in the affirmative. Commissioner Carr said he understood it was not a red neon light outlining the "Y" and Mr. Orefice responded it was not. Current Planner Spierling read the wording to the Commissioners, "Plaster screed in wall face with neon tube light." Commissioner Deviny suggested the word "covered" before the "neon tube light" and Mr. Orefice agreed. Commissioner Deviny asked about ages of the users of YMCA's. Mr. Mogensen said about 50% of the members were up to the age of 24 and the other 50% comprised seniors and family - oriented activities. A motion was made with the following changes: • Condition #2 - The date June 20, 1997 changed to "June 20, 1998 ". Arroyo Grande Planning Commission Page 3 June 20, 1995 • Mitigation Measure #10 - In the second sentence, the words "for that phase" shall be added after the word designs. • Condition #14 - the words "a path" shall be changed to read "an informal path ". • Condition #50 - the word "with" to replace the word "within". • Condition #28a added, as follows: The applicant shall provide a minimum of 25 bicycle parking spaces prior to issuance of a Certificate of Occupancy. These racks may replace two existing parking spaces. RESOLUTION NO. 95 -1520 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT CASE NO. 95 -535 AND THE ASSOCIATED ARCHITECTURAL REVIEW, FOR CONSTRUCTION OF A YMCA AND RELATED FACILITIES AT 400 WEST BRANCH STREET, APPLIED FOR BY THE SOUTH COUNTY YMCA; ADOPTION OF A NEGATIVE DECLARATION WITH MITIGATION MEASURES AND INSTRUCTION THAT THE SECRETARY FILE A NOTICE OF DETERMINATION On a motion by Commissioner Tappan, seconded by Commissioner Beck, and by the following roll call, to wit: AYES: Commissioners Tappan, Carr, Deviny, Beck and Keen NOES: None ABSENT: Commissioners Soto and Hatchett the foregoing Resolution was passed and adopted this 20th day of June 1995. PUBLIC HEARING - TENTATIVE TRACT 2197 AND CONDITIONAL USE PERMIT (P.U.D.) CASE NO. 95 -534 WITH ASSOCIATED ARCHITECTURAL REVIEW FOR A FIVE UNIT PLANNED DEVELOPMENT AT 260 SPRUCE STREET, APPLICANT IS RICHARD ARMSTRONG Current Planner Spierling said this project was reviewed by the Planning Commission on September 6, 1994 and, using the overhead projector, he pointed out the differences between the preapplication proposal and the proposal being presented tonight. Mr. Spierling passed color boards to the Commissioners and discussed floor plans, lot sizes, set backs, parking, and so forth; and stated one of the issues to be considered was undergrounding of utilities. He mentioned a letter received by the Planning Department from Diana Duquesne of 286 Spruce Street expressing concerns regarding this project. Current Planner Spierling ended by stating both the AAC and SAC recommended approval of both resolutions. Chairperson Keen opened the public hearing. Mark Gammon of RMO Architects, representing the applicant, stated he would be glad to answer any questions. Mary Lee Iverson of 819 Park Way and owner of a condominium unit at Ash and Spruce, said the proposed project would back up to their property. Her concerns were parking, which she stated were now atrocious. Ms. Iverson pointed out that the houses proposed would be too close to their property and felt the planned development was too dense. She suggested turning the project around with the driveway along the condominiums. Dale Armstrong, one of the applicants, explained why he felt they were providing adequate parking on the property. He requested that underground utilities not be required. Mr. Armstrong stated they originally planned to have the driveway on the southerly portion of the property, but someone in one of the departments of the City did not want them tampering with Arroyo Grande Planning Commission June 20, 1995 Page 4 the oak tree, which caused them to reverse the plan. He said they also felt the driveway being away front he condominiums would be quieter for them. With no further comments from the audience, Chairperson Keen closed the public hearing. The Commissioners were concerned about back -up space not being 24 feet and that in order to comply with the 24 feet, 2 feet of the 3 feet of landscaping would need to be eliminated. Commissioner Deviny was concerned with the back -up space provided, the density of the project, and rear yard setbacks. Commissioner Beck felt it was tight on space. She stated she was not concerned with common open space because of the nearby park and did not feel utility undergrounding should be required. Commissioner Beck ended by saying she would rather see four houses on this property. Commissioner Tappan was concerned about the rear yard setbacks and the back -up space. He said he was not that concerned with having the utilities outside the project undergrounded. Commissioner Tappan said it looked as though the drainage was going to the back corner of the property. Mr. Armstrong responded that it was at this time and they would be doing some grading to take care of that situation. Commissioner Tappan ended his comments by saying he preferred to see four units on this property. Discussion was held by the Commissioners regarding where the driveway should be located. Commissioner Tappan asked Ms. Iverson if she would prefer the driveway near her condominium or an almost zero lot line. Ms. Iverson responded the driveway would be the better choice, and mentioned the Fire Department might need to use the driveway to reach the condominiums. Commissioner Carr said he agreed with the other Commissioners that if the driveway could not be designed without removing the oak tree, removal of the tree should be permitted. Commissioner Deviny asked the applicant if he could flip the project and Mr. Armstrong responded that it would take a lot of work and he could not answer at this time. Chairperson Keen said he was concerned about the rear yard set -back and preferred turning the project around. He recalled that someone spoke at the preapplication review stating the driveway on the south side would be too noisy. Chairperson Keen said that since they would be backing out of the drive and can begin to turn, he felt the 22 feet would be sufficient. He agreed the utilities on the property would have to be undergrounded, but not the ones across the front Planning Director Liberto - Blanck presented the options regarding this item. The Planning Commissioners asked severed questions regarding their options in their attempt to assist the applicant. Tony Orefice, Project Architect, using the overhead projector, presented some ideas of how the project could be adjusted to meet the concerns of the Commissioners. The Planning Commission suggested the applicant: • meet with the Fire Chief and determine whether a narrower driveway is acceptable. • move the units as far forward as possible to increase the rear set -back to a minimum of 7 feet while still maintaining what is necessary in the front; • see if they might be able to reverse the project, considering removal of the oak tree; and • retain a landscaped strip down the side of the property line. The Planning Commission directed Staff: Arroyo Grande Planning Commission Page 5 June 20, 1995 • to provide necessary resolutions for denial, if such action is necessary. On a motion by Commissioner Carr seconded by Commissioner Beck, and unanimously carried, this item was continued to a special meeting at 6:30 P.M. on Wednesday, July 5, 1995, and the applicant directed to return with a design with a minimum of a 7 foot rear setback, and staff include in the Planning Commission's packet the necessary resolutions for denial for both options. Planning Director Liberto - Blanck requested the applicant sign a continue form stating he understood and agreed to continue this item to July 5, 1995. She advised him that he could ask for another continuance on that date if he desired. NON - PUBLIC HEARING - ROBERT BARRON (SELF -SERVE CAR WASH) ANNUAL REVIEW OF CONDITIONAL USE PERMIT CASE NO. 93 -508, 1203 GRAND AVENUE, APPLICANT IS ROBERT BARRON Current Planner Spierling stated they had not received any negative reports on this business. No action was taken by the Planning Commission. NON - PUBLIC HEARING - ANNUAL REVIEW OF CONDITIONAL USE PERMIT CASE NO. 93 -507, 201 BRISCO ROAD, APPLICANT IS FIVE CITIES AMBULANCE Current Planner Spierling presented this item to the Commission, stating that an annual review is required to insure that bio- hazard waste is being properly disposed of and for any additional public concerns. Mr. Spierling stated the Planning Staff had not received any complaints regarding the operation of the ambulance service. He said at the SAC meeting this morning the Fire Chief expressed concern about the on- street parking possibly blocking vision of ambulance drivers exiting the site or people nearing the site being surprised by an ambulance exiting. Mr. Spierling said the Public Works Department has been monitoring the site and did not observe any problems; however, they will be a scheduling a Traffic Commission meeting to review possibly red curbing some of the area on either side of the project driveway in July. Paul McKenzie, owner of the Five Cities Ambulance, said he would be speaking with the owner of the Brisco Lumber property to get permission to have the tree that is on their property trimmed. Mr. McKenzie said the ambulance drivers had no problem with vision, but in the past year the tree has grown a lot and the trimming of it would help drivers approaching their driveway area. Commissioner Beck said she was at the site today and the status was as Mr. McKenzie stated. No action was taken by the Planning Commission. NON - PUBLIC HEARING - PRE - APPLICATION REVIEW FOR A FAST FOOD RESTAURANT AND LOT LINE ADJUSTMENT, 1587 EL CAMINO REAL, APPLICANT IS RICHARD INVESTMENT CO. (KENNY ROGERS ROASTERS) Commissioner Tappan stepped down from the dais due to a possible conflict of interest. Current Planner Spierling stated the proposed project consisted of a lot line adjustment and construction of a 3,500 square foot restaurant with drive -thru window and associated facilities, and noted the proposed project was depicted on a posted site plan. He gave the Commissioners a handout of a colored photo showing a previously constructed Kenny Rogers Roasters restaurant. Mr. Spierling said the AAC reviewed this item and emphasized the importance of having the Planning Commission review this project before a formal application was submitted. He stated the SAC reviewed this item earlier today and provided a variety of comments on technical issues; one of the main items being preparation of a traffic study to address a variety of traffic - related issues, such as ingress /egress, queuing requirements for the drive -thru, and fee calculations for both traffic signalization and traffic mitigation fees. Commissioner Carr asked if the property was currently a single parcel with the day care center. Current Planner Spierling answered that actually it was a large number of parcels developed through various right -of -way dedications and abandonments over the years. Arroyo Grande Planning Commission Page 6 June 20, 1995 Dennis Nuzum, representing the applicant, began by stating they were in error in submitting the term fast food restaurant at the onset of their application and it was in reality a sit -down type of restaurant. He handed photos to the Commissioners and stated the picture they received during the presentation from Current Planner Spierling was from their corporate office in Florida, which was a prototype of what they have in Florida. Mr. Nuzum said that design would not work in California. He said they reviewed the comments of the AAC, the AM /PM Town and Country (Western) theme and they were acceptable to the applicant. He stated the interior of the restaurant needed to be conformed to the corporate plans the kitchen, food preparation, dining area, and so forth, but the exterior could be done in whatever the City required. Mr. Nuzum passed a sample menu to the Commissioners, saying it reflected a menu not typical of a fast food operation. Chairperson Keen queried Mr. Nuzum that if it was not a fast food restaurant, what was the purpose of the drive -thru. Mr. Nuzum responded it has been demonstrated in the restaurant business that in this type of location additional sales can be generated with a drive -thru, which would offset development costs and City fees, and help them remain competitive. He stated this would be their first drive -thru in California. Mr. Nuzum said they were open only for lunch and dinner, accepting both FAX and phone orders, and the hours were usually from about 11:00 A.M. to 10:00 P.M. Chairperson Keen asked if their goal was to attract people from the freeway to which Mr. Nuzum responded it was not, and the restaurant was a community- oriented group, family -owned operation. Chairperson Keen asked Mr. Nuzum if he was aware of the traffic studies, fees, water, drainage, and so forth. Mr. Nuzum said he had a concern with the traffic mitigation and signalization fees. Mr. Nuzum said that the figures given to him this morning amounted to about 50% of the cost of construction of the building. He said he would like to discuss it further. He said their estimated number of customers per day was 600 to 700 and based on 2 customers per car, there should be about 350 vehicle trips per day. Even considering peak hours, he wondered what these figures were based upon. Mr. Nuzum said that $100,000 is staggering and then in addition to this they were informed of a signalization fee that could run as much as the traffic mitigation fee. He said the Fire Chief Latipow and Current Planner Spierling recommended he take his site plans and other items to Jeanne in the Building Department earlier today and that she and Larry advised him the signalization fee, building permit fee, and so forth was a ballpark figure of $30,000, which he stated, they could live with, but $100,000 to $200,000 was not realistic. Chairperson Keen asked if he really felt this site was a good location for a restaurant and Mr. Nuzum responded they have done traffic studies, demographic studies, and competitive analysis and they feel it is an excellent location. Chairperson Keen asked what he thought if the Planning Commission limited turns in and out of Oak Park Boulevard. Mr. Nuzum said they discussed that with John Wallace at the site a few weeks ago. Chairperson Keen said coming north on Oak Park Boulevard, he would like to see a right turn only, and an outbound only right hand turn; i.e. no left hand turns in and no left hand turns out. Mr. Nuzum said that made sense to him. Mr. Nuzum said he met with John Wallace and Avelino Lampitoc on the site and they discussed curbs, gutters, and sidewalks. He said he agreed with El Camino Real and Oak Park Boulevard for full curbs, gutters, and sidewalks, but on Chilton Street there were no curbs, gutters, or sidewalks, and did not feel they should be required to install them. Mr. Nuzum said there was a major grade problem and a retaining wall might have to be constructed to support these items. This, he stated, was another economic concern. Chairperson Keen said he was sure John Wallace would work that out with them. Planning Director Liberto - Blanck said the traffic impact fee was based worse case scenario. She stated, as mentioned at the SAC meeting earlier today, there was undoubtedly a lot of pass -by traffic which would reduce average daily traffic, and there might be some improvements the applicant will make that they can get credit for, which should both reduce the traffic impact fee. Ms. Liberto - Blanck said the applicant can also go to the City Council and ask for a reduction. Commissioner Carr asked Planning Director Liberto - Blanck about the signalization fee as that Arroyo Grande Planning Commission Page 7 June 20, 1995 intersection is already signalized. Ms. Liberto - Blanck responded that the purpose of the fee is for City -wide use, but again there are credits that can be considered and this also can be appealed to the City Council at the same time the traffic impact fees are appealed. Chairperson Keen asked the Commissioners if they liked the project. Commissioner Deviny said he felt it was as good as Cody's. The right turn lane coming off the freeway was a concern, and the entrance off Oak Park Boulevard might be an issue. Commissioner Deviny stated the possibility that cars would need to come in from El Camino Real and out only onto Oak Park Boulevard in order to keep that right lane open. Commissioner Deviny asked about signs, stating he did not note any tall pole signs. Mr. Nuzum said a monument sign would be the only sign and there would be no high signs. Commissioner Deviny inquired if the applicant would change the architectural style shown in the picture of a restaurant in Florida. Mr. Nuzum responded in the affirmative. Commissioner Beck said she did not feel the site was a good one for any restaurant and would prefer an office building on this site. She said she counted 29 parking spaces, and with the drive -thru did not see how any more could be added. Mr Nuzum responded the City's requirements were 22 parking spaces. Commissioner Carr said he felt a lot better about the project since the presentation and especially after he had first seen the photo of the restaurant in Florida. He said he was concerned about this use on this particular site, and it would be more appropriate if there was not a drive -thru. Another concern, he stated, was sharing the driveway off El Camino Real with the adjacent uses. Commissioner Carr said he did not see any need for the improvements on Chilton Street. He liked not using any signs other than a monument sign. Commissioner Carr asked if they used special emission controls on the restaurants. Mr. Nuzum said they did and it was a self - contained emission control that is part of a built -in rotisserie oven, which is UL approved, and California State A3 fire rated. Commissioner Carr asked if smoke could be seen coming out of the stack of any of the restaurants. Mr. Nuzum answered no, that there was no apparent emission. Commissioner Carr asked if 3,500 square feet was the minimum size required and Mr. Nuzum responded in the affirmative. Commissioner Carr said traffic was a concern and he was glad to hear the applicant was willing to limit access. Commissioner Carr said he wasn't sure the "playing field" would be that unlevel without a drive -thru as the Taco Bell restaurant in Grover Beach did not have one and did a large take -out business, as well as one of the local pizza establishments. Commissioner Carr said he felt it would be a much better project without the drive -thru. Chairperson Keen said he was very concerned earlier, but had a much better feeling about the project now. He said the traffic was a concern on that corner and the appearance of that corner was important as it was one of the gateways to our City. Chairperson Keen stated he also had a concern whether this was a good project for that site. Mr. Nuzum said there would definitely be pride of ownership. Chairperson Keen said he did not feel curbs, gutters, and sidewalks were necessary on Chilton Street. He stated landscaping should be provided which would soften the drive -thru area from the street. Mr. Nuzum agreed. Commissioner Deviny asked the applicant if he was willing to forego the drive -thru. Mr. Nuzum said he preferred to keep it in. Commissioner Tappan returned to the dais. PLANNING COMMISSION /PLANNING DIRECTOR ITEMS AND COMMENTS Planning Director Liberto - Blanck advised the Commissioners that a letter was sent to several cities requesting regulations pertaining to the use of neon. She stated that staff was overwhelmed at the telephone and letter response received. She stated that the range thusfar was from not permitting neon at all to permitting it in any area except a historic district to looking at it on a case by case basis. WRITTEN COMMUNICATIONS 1 1 1 Arroyo Grande Planning Commission Page 8 June 20, 1995 Agenda Item No. II.B. - Letter from Diana Duquesne ADJOURNMENT There being no further business before the Commission, on a motion by Commissioner Deviny, seconded by Commissioner Tappan, and unanimously carried, the meeting was adjourned at 10:50 P.M. to a special meeting at 6:30 P.M. on July 5, 1995. ATTEST: cs..m c Nancy Brow Commission Clerk Jo Keen, Ch ' erson