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PC Minutes 1989-11-21ARROYO GRANDE PLANNING COMMISSION November 21, 1989 The Arroyo Grande Planning Commission met in regular session with Chairman Carr presiding. Present are Commissioners Flores, Gallagher and Fischer. Commissioners Soto, Moore and Brandy are absent. Also in attendance are Planning Director Liberto - Blanck and Current Planner Spierling. MINUTE APPROVAL Hearing no additions or corrections, the minutes of the regular Planning Commission meetings of September Sth, September 19th, and October 3, 1989 were approved as prepared, on motion by Commissioner Flores, seconded by Commissioner Gallagher, and unanimously carried. COMMISSIONER MOORE ENTERED THE MEETING AT 7 :38 P.M. PUBLIC. HEARING — VARIANCE CASE NO. 89 -138, 417 TRAFFIC WAY (TONY HEACOCK.) Current Planner Spierling reviewed the staff report dated November 21, 1989. He advised that in the C -3 zone motor vehicle sales and'service businesses are only permitted on lots that are 20,000 square feet or larger in size. The applicants' lot gs 19,800 square feet in size and the applicants are proposing construction of an auto and trailer repair shop. In addition to the auto and trailer repair shop, Mr. Spierling advised that the applicants have indicated they may wish to sell trailers and rent U -Haul vehicles on this site. All of the proposed uses are permitted within this zone without a conditional use permit with the possible exception of the U -Haul rentals. Mr. Spierling pointed out that Section 9- 4.1402 of the zoning ordinance under "Uses Permitted (C -3) ", auto rental agencies are listed; and under Section 9- 4.1403, "Uses Permitted Subject to a Conditional Use Permit (C -3 ", tool and equipment rentals are listed. The Planning Commission would have to interpret which section applies to U -Haul rentals. Mr. Spierling advised that the Commission's interpretation is pertinent to this application since it could substantially affect the way the lot is used if the variance is approved. It appears that the "unimproved area" shown on the plans would be where the U- Hauls would be stored, and this is directly adjacent to a residential zone. A six foot high block wall would be required to separate the uses, however, since many of the U -Haul trucks are taller than six feet, they could substantially effect the residential environment. Mr. Spierling explained that if a conditional use permit is needed for the U -Haul rentals, these concerns could be dealt with in that process, however, if a conditional use permit is not required, these concerns need to be dealt with as a part of this application. If the concerns cannot be mitigated, finding number 1 which requires that the variance not be detrimental to other properties cannot be made and the application should be denied. He stated that setback, lot coverage, landscaping and parking requirements for the zone can be incorporated in the project design if the variance is approved. Mr. Spierling advised that the Staff Advisory Committee reviewed the project and recommends that the Planning Commission make a determination that U -Haul rentals require a conditional use permit and then approve the variance subject to the findings and conditions listed in the staff report, dated November 21, 1990. Mr. Spierling also discussed the existing water usage on the property and the anticipated future water use, stating it is not anticipated that the proposed commercial building would use more water than the existing residence and, therefore, staff feels that this item may be acted upon prior to adoption of a City water policy. Upon being assured by the Planning Commission Clerk that public hearing for Variance Case No. 89 -138 had been duly published and property owners notified, Chairman Carr declared the hearing open. Jeff Dillon, Architect for the project, 1642 Morro St., San Luis Obispo, spoke in favor of the variance being granted. He advised that maintenance and cleaning of the vehicles does not occur on the site. Marie Cattoir, 195 Orchid Lane, spoke regarding easements, stating she would like to see the curb line in the 400 block of Traffic Way established as it is in the 300 block of Traffic Way. Planning Director Liberto - Blanck stated she would look into the matter and report back to the Commission under "Planning Director Items" on the December 5th agenda. Hearing no further comments for or against the proposed variance, Chairman Carr declared the hearing closed. 101 102 Arroyo Grande Planning Commission, 11/21/89 Commissioners expressed some concern regarding limiting the number of trucks stored on the property, washing of vehicles on the site, and the need for screening the trucks from the residential area. Mr. Spierling advised that such conditions could be placed on either an architectural review application or a conditional use permit. After discussion, on motion by Commissioner Gallagher, seconded by Commissioner Flores, and unanimously carried, it was determined that a conditional use permit be required for a U -Haul rental use in the C -3 zone. After further discussion, the following action was taken: RESOLUTION NO. 89 -1257 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 89 -138, APPLIED FOR BY TONY AND MARY HEACOCK, LOCATED AT 417 TRAFFIC WAY, TO ALLOW AUTOMOTIVE USES ON A LOT LESS THAN 20,000 SQUARE FEET IN SIZE IN THE C -3 HIGHWAY SERVICE ZONE, AND ADOPTING A NEGATIVE DECLARATION. On motion by Commissioner Gallagher, seconded by Commissioner Fischer, and by the following roll call vote, to wit: AYES: Commissioners Flores, Moore, Gallagher,, Fischer and Chairman Carr NOES: None ABSENT: Commissioners Soto and Brandy the foregoing resolution was adopted this 21st day of November, 1989. PUBLIC HEARING - VARIANCE CASE NO. 89 -142, SIGN PERMIT CASE NO. 89 -94, 222 GRAND AVENUE (ARROYO GRANDE SHELL STATION.) Current Planner Spierling reviewed the staff report dated November 21, 1989. He noted that the request is part of the Shell Oil Company program to update the signage at this station. He pointed out that there are State regulations requiring posting of gasoline prices. In the proposal, one existing double faced price sign is to be retained and a new double face combination price and "Food Mart" sign is proposed. Mr. Spierling reviewed the four reasons why a variance is needed to approve the requested sign program: a) Cumulative square footage allowed for signs in the C -3 zone is exceeded. b) Number of signs permitted in the C -3 zone is exceeded. c) Variance is needed to retain a 50 foot high non- conforming, free- standing sign. The current height limit for signs in the C -3 zone is 15 feet. d) Variance is needed to retain existing non - conforming sign in excess of the maximum square footage allowed for a single sign face. Mr. Spierling advised that two letters have been received protesting the granting of the variance. Concerns relate to the lighted rooftop signs and the 50 foot high freestanding sign. He noted that the rooftop signs are prohibited by the zoning ordinance and are being eliminated as a condition of approval. Mr. Spierling commented that the proposal appears to be a significant improvement over the existing signage at the station. He advised that, if the Planning Commission wishes to approve the project, the findings and conditions of approval, listed in the staff report, should be incorporated into the resolution for approval along with adoption of the negative declaration. Upon being assured by the Planning Commission Clerk that public hearing for Variance Case No. 89 -142 and Sign Permit Case No. 89 -94 had been duly published and property owners notified, Chairman Carr declared the hearing open. Katcho Achadian , applicant, spoke in favor of the variance and sign plan approval. He pointed out that 80% of the signs are required by State law. Also, the proposal will make a brighter and clearer corner, and the new proposed color looks cleaner for a longer period of time. Mr. Spierling noted that a letter was received from Jim McGillis, San Luis Engineers, stating he is in favor of the proposal. 2 Arroyo Grande Planning Commission, 11 -21 -89 Hearing no further comments from the audience for or against the proposed variance and sign plan, Chairman Carr declared the hearing closed. Chairman Carr stated that if the remodeled station looks like the picture then, in his opinion, progress is being made, and the two roof signs will be removed. Commissioner Fischer stated her feeling that the amount of signage should be reduced. Mr. Spierling recommended an additional condition be added requiring Planning /Public Works Department review of the monument sign. After a brief discussion, the following action was taken: RESOLUTION NO. 89 -1258 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 89 -142, APPLIED FOR BY SHELL OIL COMPANY LOCATED AT 222 GRAND AVENUE TO: 1) EXCEED THE CUMULATIVE SQUARE FOOTAGE ALLOWED FOR SIGNS IN THE C -3 ZONE; 2) EXCEED THE NUMBER OF SIGNS PERMITTED IN THE C -3 ZONE; 3) RETAIN A 50 FOOT HIGH NON- CONFORMING, FREE STANDING SIGN; AND 4) RETAIN EXISTING NON - CONFORMING SIGN IN EXCESS OF THE MAXIMUM SQUARE FOOTAGE ALLOWED FOR A SINGLE SIGN FACE, IN THE C -3 HIGHWAY SERVICE ZONE AND ADOPTING A NEGATIVE DECLARATION. On motion by Commissioner Gallagher, seconded by Commissioner Flores, and by the following roll call vote, to wit: AYES: Commissioners Flores, Moore, Gallagher, Fischer and Chairman Carr NOES: None ABSENT: Commissioners Soto and Brandy the foregoing resolution was adopted this 21st day of November 1989. RESOLUTION NO. 89 -1259 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING A PLANNED SIGN PROGRAM, CASE N0. 89 -94, APPLIED FOR BY SHELL OIL COMPANY, 222 GRAND AVENUE AND ADOPTING A NEGATIVE DECLARATION. On motion by Commissioner Gallagher, seconded by Commissioner Flores, and by the following roll call vote, to wit: AYES: Commissioners Flores, Moore, Gallagher and Chairman Carr NOES: Commissioner Fischer ABSENT: Commissioners Soto and Brandy the foregoing Resolution was adopted this 21st day of November 1989. Architectural Review Case No. 89 -433 - Mr. Spierling reviewed the proposed remodeling plans for the Shell station, describing the new color scheme and the modification to the canopy covering the gas pumps. He advised that if the Planning Commission wishes to approve the architectural review, the approval should be by minute motion, and subject to the findings and conditions of approval listed in the staff report dated November 21, 1989. After a brief discussion, on motion by Commissioner Flores, seconded by Commissioner Moore, and unanimously carried, Architectural Review Case No. 89- 433 was approved with the findings, and subject to the conditions listed in the staff report dated November 21, 1989. PUBLIC HEARING - ADOPTION OF CITY RULES AND PROCEDURES FOR THE IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PER SECTION 15022 OF THE CEQA GUIDELINES, INCLUDING THE ORDERLY EVALUATION OF PROJECTS AND PREPARATION OF ENVIRONMENTAL DOCUMENTS (CITY OF ARROYO GRANDE.) Chairman Carr advised that this item is being continued to the Planning Commission of December 5, 1989. 3 10 104 Arroyo Grande Planning Commission, 11 -21 -89 NON- PUBLIC HEARING - ARCHITECTURAL REVIEW CASE NO. 89 -437, CONSTRUCTION OF A DECK IN EXISTING RETAIL COMMERCIAL BUILDING, 137 BRIDGE STREET (RALPH BUSH.) Current Planner Spierling advised that on September 6, 1988 the Planning Commission approved Architectural Review Case No. 88 -416 which converted the buildings on this site from residential to commercial usage. He noted that in September of this year the applicant approached staff with the idea of constructing a deck in front of the building at 137 Bridge Street. On September 19th staff asked the Planning Commission if the deck could be approved administratively or if it should go through a formal architectural review. The Planning Commission determined that a formal review was necessary to allow review of such issues as parking and landscaping. He described the proposed deck as a fairly standard redwood deck with 3 foot high lattice sides. Mr. Spierling stated that the application was reviewed by the Staff Advisory Committee, and it is their recommendation that the Commission approve Architectural Review Case No. 89 -437 by minute motion, with the findings and subject to the conditions listed in the staff report dated November 21, 1989. After discussion, Architectural Review Case No. 89 -437 was approved on motion by Commissioner Fischer, seconded by Commissioner Flores, and unanimously carried, with the findings and subject to the conditions listed in the staff report dated November 21, 1989. NON- PUBLIC HEARING - LANDMARK TREE DESIGNATION, 140 PINE STREET AND 214 E. BRANCH STREET (CITY OF ARROYO GRANDE /CAROLYN BJERRE LEACH, CITY TREE COORDINATOR.) Carolyn Bjerre Leach, Tree Coordinator for the City of Arroyo Grande, briefly reviewed the recommendation to designate two trees as Landmark Trees. She stated that the owners of the property at 140 Pine Street, where the California Live Oak Tree is located, are voluntarily requesting the tree be designated as a Landmark Tree. The tree located at 214 East Branch is a Cedar of Lebanon and is located in front of the Public Works offices at 214 E. Branch Street. She stated she had an arborist look at the tree and the unique history of this particular species is described in the attached report from Mr. Conner, dated November 2, 1989. After a brief discussion, on motion by Commissioner Gallagher, seconded by Commissioner Fischer, and unamiously carried, that a recommendation be made to the City Council to designate the Cedar of Lebanon tree located at 214 E. Branch Street and the California Live Oak tree located at 140 Pine Street as Landmark Trees. PLANNING DIRECTOR ITEMS Update on Water Policy. Planning Director Liberto - Blanck advised that Public Works Director Paul Karp is hoping to get a report to the City Council sometime in January regarding a City Water Policy. Interpretation of "Addition to Building" vs. Guest House. Current Planner Spierling reviewed plans for a structure that is to be constructed on top of an existing garage which is attached to the main house via a breezeway. The structure was referred to the Planning Department from the Building Department. He pointed out that both the Building Department and the Planning Department feel that the structure comes under the auspices of a "guest house" definition in the zoning ordinance. The owner, Mr. Reynolds Ritchie, feels that the structure is just an addition to the house and not a guest house. If the Commission determines that the structure is a guest house, the applicant will have to file a conditional use permit. If it is determined it is an addition, only a building permit is required. Mr. Ritchie, 571 So. Traffic Way, reviewed the circumstances involved in this project. It was pointed out that the structure was built according to approved plans and a building permit was issued. Planning Director Liberto- Blanck read the definition of a "guest house ". Commissioner Flores stated that the definition as spelled out and the structure as it is built, clearly meets the criteria for a "guest house ". Chairman Carr stated, in his opinion, to qualify as an addition to a residence, there should be direct internal access to the main structure. After review and discussion, it was determined by the Planning Commission that the structure, as built, fits the criteria for a guesl . house as opposed to the definition of an addition, and a conditional use permit would be required. 1 1 Arroyo Grande Planning Commission, 11 -21 -89 In answer to Chairman Carr's question regarding the conditional use permit fee, Planning Director Liberto-Blanck advised that when the matter comes to the Commission as a formal application, the Planning Commission could recommend to the City Council that the fee be waived, if they wished. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned by Chairman Carr at 10:38 P.M. ATTES Re-1C4/ Mary / en Lein Robert W. Carr, Chairman 5 5