PC Minutes 1988-03-01412
Argo Grande Planning C mission
March 1, 1988
The Arroyo Grande Planning Commission met in regular session with Chairman Carr presiding. Present
are Commissioners Olsen, Moore and Gerrish. Commissioners Boggess, Flores and Soto are not in
attendance. Plannirg Director Liberto-Blanck, Current Planner Lanning, Long -Range Planner
Bierdzinski, and Public Works Director. Karrp are also present.
MINUTE APPROVAL
On motion by Commissioner Gerrish, seconded by Commissioner Moore and unanimously carried, the
minutes of the regular meetings of January 19, 1988, and February 2, 1988, were approved.
GENERAL PLAN AMENDMENT CASE NO. 88-2, REZONE CASE NO. 88 -203, AND
CERTIFICATION OF EIR, TOWN . CENTER PROJECT, W. BRANCH STREET. DAVE
GHIRADELLI (J. SOOLA.RI/D. LOOMIS)
Commissioner Gerrish wished to abstain from this proposed project; therefore, since there would be no
quorum available at this meeting, it was agreed upon by the Plannirg Commission and by the applicants
and their representative to continue this item to a special meeting scheduled March 10, 1988, at 7:00
P.M.
VARIANCE CASE NO. 88 -118, VARIANCE FROM EMERGENCY HEIGHT ORDINANCE, 221 LA
CRESTA DRIVE. OAKCREST ASSOCIATES (ED DORFMAN)
Current Planner Lanning opened discussion by stating that the applicant is proposing to develop a
single - family dwelling on the subject property with an average height of approximately 21'. The
home is approximately 23' high at its highest single point, with the majority of the residence being at or
below 19' in height, as measured from the adjacent grade. The maximum height permitted in this zone
prior to the emergency height restriction ordinance was 30'. The proposed home is approximately
2,430 square feet in size. The setbacks are all as required. Mr. Lannirg also stated that the
proposed residence is located in an area which contains a mixture of existing single - family residences
and vacant lots. There are a mix of single -story and two -story homes. Staff's analysis has indicated
that there should be no significant view impaction due to the proposed residence, and it is in an area
that is currently under development and, prior to the emergency ordinance, would not have required a
variance. Mr. Lanning said that staff recommends the Planning Commission adopt the resolution
approving Variance Case No. 88 -118, subject to the listed findings and conditions of approval, and
forward their decision to the City Council..
Upon being assured by the Planning Commission Secretary that public hearing for Variance Case No.
88 -118 had been published and property owners notified, Chairman Carr declared the hearing oven.
Mr. Ed Dorfman, 224 La Cresta Drive, representative for Oakcrest Estates, indicated that he would
answer any questions the Commission might have.
After finding no one from the audience who wished to speak on the matter, Chairman Carr declared the
hearing closed, and the following action was taken:
RESOLUTION NO. 8P..A 152
A RESOLUTION 01? THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE 'APPROVING VARIANCE
CASE NO. 88 -118, A VARIANCE FROM THE HEIGHT
ORDINANCE LIMITING BUILDING HEIGHT 'ID FIFTEEN
FEET (159, APPLIED FOR BY OAKCREST ASSOCIATES
FOR 221 LA CRESTA DRIVE.
On motion by Commissioner Gerrish, seconded by Commissioner Moore, and by the following roll call
vote, to wit:
AYES: Commissioners Olsen, Moore and Gerrish, and Chairman Carr
NOES: None
ABSENT: Commissioners Flores, Soto and Boggess
the foregoing Resolution was adopted this 1st day of March, 1988.
CONDITIONAL USE PERMIT CASE NO. 88 -435, ARCHITECTURAL REVIEW CASE NO. 87-395,
OAK PARK HEALTH PLAZA, OAK PARK BOULEVARD & J d• WAY. WARING GROUP (K.
KENNEDY/It. SHEPPEL)
Current Planner Lanning presented review of this item via the staff report dated March 1,1988. The
proposed project consists of a 16,008 sq, ft. health club and 7,560 sq. ft. of medical office space on a 1.4
acre parcel. Mr. Lanning said that staff is recornmendirg the Commission adopt the resolution
recommending to City Council approval of the propose:.' development, with the findings and conditions
listed. Mr. Lanning also stated that the applicants have requested to increase the amount of
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Arroyo Grande Planning Canmissian
March 1, 1988
Page 2
reduction on the shared ar - -�'": •' ;.
p king from 12% to 30%. Staff is recommending that this not take place until
it is determined that parking is sufficient for this site.
Chairman Carr inquired as to the applicants' request of the shared parking and clarification of their
definition of shared parkirg. Commissioners Olsen and Moore stated that they were opposed to any
reduction in parkirg spaces.
Upon being assured by the Planning Commission Secretary that CUP No. 88 -435 had been published and
property owners notified, Chairman Carr declared the hearing open.
Kevin Kennedy, 126 Branch St., co- applicant, stated they had to develop a master plan for the site in
order to have their project approved. The health club and medical office uses were approved
previously.
Greg Ravatt, representative from the Waring Group, spoke in answer to Chairman Carr's concerns
regarding the drainage. Mr. Ravatt stated that the drainage easement in front of the two front
parcels serves all four sites and continues to the creek. Mr. Ravatt explained in detail the layout
presented on the master plan, and also an explanation of their request for the 30% reduction in parking
requirements, involving time -share parking.
Commissioner Olsen expressed her concern that if the site use changed, the time -share parking would
no .longer be feasible, yet the parking would remain reduced.
Mr. Ravatt explained to the Commission the actual building expansion request that would require a 20%
reduction in parking, stating that it only involved adjusting the Med -Stop building five feet further into
the courtyard.
Lee Webb, Arroyo Grande, spoke against the shared parking request, as he felt it would confiscate the
other parcels' parking.
Mr. Kennedy said that the parcel owners signed an agreement in January, 1988, stating they were all in
agreement with the master plan, and the shared parking applied only to the two lower buildings.
James Hunt, Arroyo Grande, owner of the upper left -hand parcel, said that he was happy with the
parking agreement made between the four parcel owners, and that he felt there was enough reciprocal
parking.
Hearing no further comments from the audience, Chairman Carr declared the hearing closed.
Commissioner Olsen expressed her dissatisfaction with the environmental aspects of the project and
the impact it would have on the traffic situation at Oak Park /Hwy. 101 on- and off - ramps. She stated
she was against development of the site until the ramp situation was resolved.
Planning Director L�berto- Blanck stated that the project had been reviewed and it had been
determined, by the general EIR. done for that area, that no adverse impacts would occur. Ms.
Lberto- Blanck said that if the Commission was concerned about traffic impacts or other problems, an
EIR could be requested for a particular project in the area, or a traffic impact report could be
requested from the applicant.
Public Works Director Karp stated that the applicants have worked with the City of Arroyo Grande and
the City of Pismo Beach by eliminating a proposed access road from Oak Park Boulevard, thereby
providing a better solution to traffic problems. He stated that Caltrans acknowledges that the James
Way /Oak Park Boulevard area is not an impacted intersection before or after the development of the
Interchange.
After a lengthy discussion which involved concerns of the Commission regarding signage, architectural
design, reduction in parking, and whether the traffic impaction had been sufficiently addressed, a
motion was made by Commissioner Gerrish, seconded by Commissioner Moore, and unanimously carried,
to continue Use Permit Case #88 -435 until a focused EIR. pertaining to the traffic issues at the
:Highway 101 /Oak Park Boulevard intersection is submitted. The applicants were advised that the
Commission's decision could be appealed to the City Council, after which they could appear again
before the Commission for the use permit and architectural review cases.
:LOT SPLIT CASE NO. 88-455, REVERSION TO ACREAGE - MERGE •7 LOTS INTO 2 PARCEIS, 559
CROWN HILL. SAN LUIS ENGINEERING (T. JANOWICZ/B. CARISON)
O.nrrent Planner Lanning reviewed the staff report for the Commission, pointing out that none of the
original 7 lots met the City's minimum requirement for a building site of 6,000 sq. ft. Mr. Lansing
stated that the reversion to acreage would create 2 buildable lots, one of 6,300 sq. ft. and the other of
X2,234 sq. ft. He pointed out that a condition of approval was preservation of the oak trees that exist
on the lot, and that staff recommended approval of the reversion.
414
Arroyo Grande Planning Cornmiission
March 1, 1988
Page 3
Chairman Carr wanted to know when a lot is split, with easements existing on the lots, was the square
footage based on gross measurements or on the buildable portion of each lot. Mr. Laming stated that
gross measurements were used as a basis.
Upon being assured by the Planning Commission Secretary that public hearing for Lot Split Case No.
88 -455 had been published and property owners notified, Chairman Carr declared the hearing open.
Jim McGrllis, representative, San Luis Engineering, stated that the easement will contain an access
driveway to be used by both residences.
Charles Sheppard, Le Point Street, stated his opposition to the project, clue to the street being narrow
and in such bad shape.
Tony Janowicz, applicant, stated that most projects, including this one, upgrade neighborhoods.
Hearirg no further comments from the audience, Chairman Carr declared the hearing closed.
After a brief discussion, the following action was taken:
RESOLUTION NO 88 -1153
A RESOLUTION OF THIS PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING LOT SPLIT
CASE NO. 88 -455 (REVERSION ID ACREAGE), 559
CROWN HILL (B. CARLSON/T. JANOWICZ).
On motion by Commissioner Olsen, seconded by Commissioner Moore, and by the following roll call
vote, to wit:
AYES: Commissioners Olsen, Moore and Gerrish, and Chairman Carr
NOES: None
ABSENT: Commissioners Flores, Boggy and Soto
the foregoing Resolution, with the attached conditions, was adopted this 1st day of March, 1988.
GENERAL PLAN AMENDMENT CASE NO. 88 -1, AMEND GENERAL PLAN CIRCULATION
ELEMENT. (CITY OF ARROYO GRANDE)
Long - Range Planner Bierdzinski opened discussion on this item by stating that Public Works Director
Karp had identified improvements that should be made along W. Branch St. and Hwy. 101 to alleviate
current and future traffic problems resulting from development in the northern portion of the City.
Ms. Bierdzinski said that amendments to the arculation Element of the General Plan are required
before these improvements can be accomplished. Ms. Bierdzinski reviewed the separate areas and
discussed the proposed changes.
Public Works Director Karp interjected with information and explanations during the staff report,
discussing the proposed widening of the Briseo Rd. underpass, defining what a hook -ramp was, where
the proposed location of these ramps would be, and how these would free up the "gridlock" in the
Village. Mr. Karp also discussed Caltrans requirements, concerns and proposals.
Upon being assured by the Planning Commission Secretary that public hearing for General Plan
Amendment Case No. 88 -1 had been published and property owners notified, Chairman Carr declared
the hearing open.
Khatchik Achadjian, 203 Patricia Court, San Luis Obispo, owner of the gas station at 222 Grand Ave.,
Arroyo Grande, discussed his concerns with the proposed stop sign at W. Branch St., stating that the
red lights on Grand Ave. block his 2 driveways and that traffic at the proposed stop sign would block his
third driveway.
Ron DeCarli, 538 Le Point, Program Manager for the Area Coordinating Council, stated that he has
been involved with the Hwy. 101 corridor study and the Oak Park issues. He stated that he supports
the changes, except for the Hillcrest bridge.
After a lenthy discussion regarding ramp placement, closure of northbound 101 on -ramp at Grand Ave.,
traffic backup on proposed ramps, and priority of widening the Brisco underpass, a motion was made by
Chairman Carr, seconded by Commissioner Gerrish, and unanimously carried, that this matter be passed
on to the City Council without a recommendation, due to failure of the Commission to come to an
agreement on the closure of the northbound 101 ramp and the Hillcrest bridge issue. It was requested
that City Council give these items particular consideration.
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Arroyo Grande Planning Canonization _ Page 4
March 1, 1988
PLANNING DIRECTOR'S RI ORT/DLSCUSSION
Chairman Carr stated that Glenn Peters sent correspondence regarding his concerns about the liquor
license for the new hotel at Oak Park Boulevard. Planning Director Lkerto- Blanck stated that Mr.
Peters was advised to address Grover City about the liquor license at the hotel. Mr. Peters was also
interested in the vacant piece of property off Oak Park, west of 101, and the uses allowed on that
party.
ADJOURNMENT
There being no further discussion before the Commission, the meeting was adjourned by the Chairman
at 11 :00 P.M.
ATM':
Chairman
415
416
Arroyo Grande Planning Conmission
Special Meeting March 10, 1.988
The Arroyo Grande Planning Commission met in special session with Chairman Carr presiding. Present
are Commissioners Olsen, Moore and Boggess. Camuissioners Gerrish, Flores and Soto are not in
attendance. Planning Director Liberto- Blanck, Arrrent Planner Lanning and Long-Range Planner
Bierdzinski are also present.
GENERAL PLAN AMENDMENT CASE NO. 88-2, REZONE CASE NO. 88 -203, AND
CERTIFICATION OF EIR, TOWN CENTER PROJECT, W. BRANCH STREET. DAVE
GHIRARDELLI (J. SOOLARI/D. LOOMIS)
Current Planner Lanning opened discussion on this item by reviewing the staff report. He stated that
75,000 sq. ft. of office and retail structures are proposed on the 6.3 acre site and the requested Zone
Change and General Plan Amendment would provide consistency of the zoning for the site to Central
Business District. He continued that the EIR that is a requirement of CEQA shows that no significant
adverse impacts will occur on the site with the proposed development and staff is recommending that a
Le Point Street bridge extension not be required at this time because, from a traffic standpoint, it no
longer makes sense. He stated that the Commission's preferred options regarding the Mason Street
access should also be reviewed at this meeting, as well as building setbacks along Branch Street, parking
stall sizes, recreational vehicle parking on the site, and the focused EIR.
Upon being assured by the Planning Department Secretary that public hearings for GPA 88 -2, Rezone
Case 88 -203 and the focused EIR had been published and property owners notified, Chairman. arr
declared the hearing open.
Rob Strong, the applicants' representative from the Planning Mill, spoke in detail regarding the
proposed project EIR, traffic, flood, soil and water quality, visual concerns and letters of opposition.
Mr. Strong pointed out the benefits of having a new 6 -acre eormercial retail development in the City's
core. A traffic report revealed that it would be more of a detriment than a benefit to have .Le Point
Street extended across the creek. One of the major study concerns is traffic that will be generated by
the project. Mr. Strong stated that it is proposed to widen Crown Terrace and Mason Street to
accommodate traffic circulation, along with "No Parking" areas on these streets, as well as a portion of
E. Branch St., adjacent to the center, and the corner radius is to be rounded at Mason and Le Point to
accomodate trucks. Mr. Strong explained that the flood zone condition of the the creek would
discourage curbside location of the buildings; therefore the applicants have proposed the current
setbacks to alleviate this problem. He stated that Mason St. is to be entrance only, and a pedestrian
bridge will connect as two major retail areas. He continued that the issue of parking stall sizes should
be addressed, as large stalls appear to be obsolete; the project proposal includes mixing parking stall
sizes to accamuodate larger recreational vehicles, truck and campers. Mr. Strong also discussed the
successful effort of the cleanup of the. Loomis property's minor toxic contamination, and how the
project will seal the ground and prevent leeching.
Andrew Merriam, of Merriam Planning Associates and author of the project's EIR, explained that the
cleanup of the Loomis site was adequate, preventing migration of wastes into the groundwater table,
and that the site design accommodated the problem of the site acting as a catch basin for water runoff
from the upper Branch Street culvert. Mr. Merriam continued that in a major 100 -year flood, parts of
the parking lot may contain water, but only in the most extreme situation would water flow onto Branch
Street. He stated that it was not the responsibility nor was it in the capacity of the applicants to
improve the problems with the existing culvert.
Cuainnan Carr requested Mr. Merriam to clarify the soil contamination issues, in that there is no need to
further test the soil on the Loomis property. Mr. Merriam stated that additional testing had been done
after the EIR was started, and confirmation was made by the State Water Quality Control Board
certifying that the blacktopping of the parking lot would prevent leeching. Mr Merriam also stated
that's a condition of the project, if any "hot spots" are found during excavation and construction, they
would be taken care of by the applicants, and the City can require clean up of any problems at any time.
Bennett Poole, 227 Le Point St., stated that he is opposed to the project due to the increase of large
trucks driving on Le Point St. and the 2 -story structure being right at curbside on Le Point St.
Sherwin Rodman, N. Mason Street, stated his concerns that Mason St. is not wide enough to
accarmodate traffic congestion.
Ernest Serina, 435 Le Point St., spoke in favor of the project, stating that he thought the center would
benefit the caumunity.
Dave Ghirardelli, project coordinator, and Mr. Strong both responded to the audience's questions
regarding concerns about a 2 -story structure backed into Le Point St. and service ramps on Le Point St.
Mr. Ghirardelli stated that the proposed structure would end up being approximately one story high
against Le Point St. and would be shielded by a landscape berm. Discussion continued as to the
widening of Mason Street, estimated traffic movement in and out of the site, and ingress and egress
points on Mason and Branch Streets.
Arroyo Grande Planning Qomnkasicn -
Spedal Meeting March 10, 1988
Randy Poltl, project coordinator, explained the proposed service entran
projected amount of deliveries into the project per week.
AYES: Care issioners Olsen, Moore, Boggess, and Chairman Carr"
NOES: None
ABSENT: Cbnmissioners Flores, Gerrish and Soto
the foregoing Resolution was adopted this 10th day of March, 1988.
RESOLUTION NO
the foregoing Resolution was adopted this 10th day of March, 1988,
the foregoing Resolution was adopted this 10th day of March, 1988.
ramp on Tally Ho, and the .
After a brief discussion, due to time limitations of. Mr. Merriam, the following action was taken:
RESOLUTION NO..
A RESOLUTION 'OF THE PLANNING COMM SSION OF THE
CITY OF ARROYO GRANDE REC7OMMENDING TO THE CI'T'Y.
COUNCIL CERTIFICATION OF ENVIRONMENTAL IMPACT ..
REPORT NO. 88-1, JOIE SOOLARI/E,, , LOOMIS
On . motion of Carmissioner Olsen; seconded by Commissioner Boggess, and on the following roll call
vote, to wit:
A' RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE RECOMMENDING ZONE
CYIANGE NO. 88 -203, JOIE SOOLARIMG. LOOMIS,
AND AMENDING THE ZONING MAP
•
On motion of Qanrnissioner Olsen, seconded Camussion Moor
to wit:
AYES: Comissioners Olsen, Moore, Boggess, and. Cliairrnan Carr
NOES: None •
ABSENT: Commissioners Flores, Gerrisli and Soto
A RESOLUTION OF THE PLANNING CO1VI IISSION, OF
THE CITY OF ARROYO GRANDE REOOMMBNDING
.ADOPTION OF GENERAL PLAN "AMENDMENT NO..
88-2, JOIE .SOOLARI/I;C LOOMIS •
On motion of Carmitsioner Olsen, seconded by .Oannissioner Boggess,' and on the following roll call
vote, to wit:
AYES: Conmissioners Olsen, Moore, Boggess, and Chairman Carr
NOES: None
ABSENT: Commissioners Fiore:, Gerrish and Soto'
Ctialnnan Carr discussed his opinions regarding the focus ins the staff
ro po t in h
report. He felt that the
fommerl
y proposed Le Point St. bridge extension would be a detriment by having through - traffic there.'
He stated that he felt canfortable with having a "No Right Turn on Red" signage on Branch St. at
Mason St. He stated that the City 'Guideline standards could be canprrarmised regarding the building.
setbacks on Branch St., and he wished to hold off on an opinion regarding parking stall sizes. As far as
the overall project, Chairman Carr thought that a deeper landscaped area along Branch St. would be .
more attractive than having it interspersed in the parking area and the street frontage. Carrnissioner
Iammissioner Boggess agreed that Le Point 'St. was not going anywhere and did not warrant further
discussion. He was concerned with the Mason St. access and the control of traffic going one way, and
the widening of Mason St. by six feet. Mr. Strong addressed these concerns by stating that Mason St.
was to be widened by six feet for one -half a block, and with the "No Paridng" on both sides of the
street, in effect, the street would gain an additional 22 feet in width. Mr. Poll' stated that any
additional widening of Mason St. would cause elimination of parldng spaces within the project, and that
the City's Public Works Director was satisfied with the proposed widening. He also stated that it was
-417
418
Arroyo Grande Planning Connission
Special Meeting March 10, 1988
on the advise of City Council that a curb cut was considered on Mason St. in order to take sane of the .
traffic pressure Prom Branch St., where the original prcposed access was located.
Oanmissioner Boggess continued that he also desired heavier landscaping in the front of the project.
Regarding the paridrg stall size, Carervssioner Boggess had no objections to the reduced stall sizes,
although he was concerned with the RV and boat parking in the lot, being that the project was the last
stop for people going to Lopez Lake.I
Commissioner Moore stated that he was in agreement with Le Point St. not being built through. He felt
that Mason St. should be entrance only, and he agreed with the wide landscaped frontage idea. He
stated that he thought there should be a mixture of parking stall sizes. Regarding the building
setbacks, Carmissioner Moore felt that there would be greater traffic visibility if the buildings were set
back from Branch Street.
Oarmissioner Olsen stated that she did not mind having the buildings set back fran the street, and that
parking stall sizes should be varied. She said she was opposed to any curb cut on Mason St., but she was
in agreement that more landscaping in the front of the project was desirable.
Chairman Carr stated that he considered the handling and the design of the creek to be of great
importance to him and he desired more information on that issue. Cannissioner Olsen also had
questions as to pedestrian access to the creek.' Mr. Strong arid Mr. Poltl briefly addressed this issue,
stating that the creek would be accessible to the public.
Punning Director Liberto- Blanck stated that architectural 'review would be addressed in more detail,
along with the conditional use permit, tentative tract map, lot split and height variances.
Mr. Ghirardelli stated that if the Cam i sion so desired, the applicants and their representatives would
be agreeable to special meetings so that the regular meetings would not be so lengthy.
ADJOURNMENT
There being no further discussion before the Carrnission, the meeting was adjourned by the Chairman at
10:25 P.M.
A'1 111..b1`t
Secretary Chaimnan