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PC Minutes 1983-08-02ARROYO GRANDE PLANNING COMMISSION August 2, 1983 The Arroyo Grande Planning Commission met in regular session with Chairman Gerrish presiding. Present are Commissioners Benhardt, Carr and Olsen. Commissioners Fischer, Moore and Moots ;ire absent. Planning Director Eisner is also in attendance. REQUEST FOR CONTINUANCE Chairman Gerrish advised that Agenda Items 2 and 3 regarding Tentative Subdivision Map Tract 1132, and Lot Split Case No. 83 -383, both pertaining to Rancho Grande, will be , continued to a later meeting as per applicant's request. CONTINUATION - ARCHITECTURAL REVIEW CASE NO. 83 -386, NEW BANK OF AMERICA BUILDING, WESLEY AVENUE AND EAST AND WEST BRANCH STREETS. (ROSS,LEVIN AND MC INTYRE, ARCHITECTS). Planning Director Eisner advised that, at the direction of the Planning Commission, the architects and staff met with the Village Merchants Association to review the proposed plans. He stated that there were a number of statements made regarding the design, but no final action was taken. After considerable discussion, it was indicated that a committee of the Association was to meet to review the plans and present their recommendations to the Commission tonight. Minetta Bennett, 415 Allen Street, stated a Committee of the Village Merchants Association met yesterday and it was their opinion that the plan submitted for the Bank of America does nothing to expand and develop the rural village atmosphere. Jack Bellott, President of the South County Historical Society, stated he had received a lot of calls from various people saying they didn't care for the plan.; and it was their feeling that it was not in keeping with the Village area. He further stated they would like something that is vaguely .reminiscent of the turn of the century. As an example, he referred to a new building at 9th and Grand Avenue in Grover City, which is designed in somewhat of a Victorian manner and, in his opinion, that is what they would like to see here. Chuck Burns, 293 Miller Way, stated they would like to see something closer to the rural character of the Village. He commented that there are severaly styles of architecture in the Village area, however; he feels some style other than the modern one that is being presented here would be more acceptable. to the area. Gordon Bennett,__415_Allen Street, stated that the location is going to be the hub of the downtown area and, in his opinion, it is very important that it tie in with the rest of the down- town atmosphere. He commented that most of the buildings were built in the mid- 20'-s and it is his feeling that we should keep it on that basis. Mr. McIntyre,. architect for the project, stated they have made a presentation on three different occasions and have tried to establish the basis of their design, and now they would like to hear what the Planning Commission has to say. Mr. Bailey, Bank of America Corporate Real Estate Department, suggested that the applicants work with staff to come up with a solution that staff feels is appropriate and acceptable. After further discussion, Chairman Gerrish advised that, if the Commission is in concurrence, the matter will be sent back to Mr. Eisner with the direction to bring it back to the Planning Commission after further meetings with the applicants and when he feels- appropriate modifications have been made that will be acceptable. PUBLIC HEARING USE PERMIT CASE NO. 83 -349, MULTI - SCREEN CINEMA, RETAIL SHOPS AND RESTAURANT, WEST BRANCH STREET IN 'THE "P -D " PLANNED DEVELOPMENT DISTRICT. (FESTIVAL ENTERPRISES) . Planning Director Eisner advised that the request for the theater is part of a multi phased program, and associated with a development plan for this property is also a retail complex that will be situated roughly to the west of the theater. Mr. Eisner further advised that the site is approximately 8 acres in size and the current zoning is "P -D ". He noted that the project has been reviewed by the staff for General Plan confor- mance and it is felt to be in conformance with the General Plan and with Ordinance 192 C.S. Mr. Eisner advised that the proposed theater will have six screens with a total of 1,825 seats. The parking required for the theater segment Arroyo Grande Planning Commission, 8 -2 -83 Page 2 of the overall development would require 365 parking spaces. The applicant has conceded the shortage of parking and has suggested that the shortfall in the overall project design be recond.iled by the joint use of parking justified by the fact that the hours of operation of the cinema will be different than the hours of operation of the retail shops. Mr. Eisner pointed out that the Architectural Review Committee felt that the building lacked continuity with other buildings in the area, and recom- mended that the design be resubmitted, using more wood on the elevations and perhaps modifying the surface of the colonades to provide a more rustic facade. He further pointed out that the Staff Advisory Committee felt that parking lot lighting should be upgraded to provide additional security for persons leaving the theater late in the evening. He stated that specific recommendations were made under special conditions for the transition area on the eastern side of the property and, more specifically, it is recommended that the hill be cut back to maintain a slope not to exceed 2 to 1, and that landscaping be provided at the toe of the slope. Mr. Eisner recommended that the Planning Commission require that revised drawings, meeting the conditions adopted by the Commission, be submitted to the Planning Director for review and final approval. Upon being assured by Planning Director Eisner that public hearing for Use Permit Case No. 83 -349 had been duly published and property owners noti- fied, Chairman Gerrish declared the hearing open. Mr. Richard Jeha, 211 Valley Oaks Drive, Alamo, California, owner of Festival Enterprises, commented with regard to the staff report. He stated he is concerned T•1ith the item on Page 2, 2nd paragraph,regarding the slope of the hill. Mr. Jeha stated he has no problems with the landscaping require- ment, however, they do not own that hill; it is owned by Rancho Grande. He stated his personal feelings are that the hill has some architectural qualities and if it is handled properly, it could be an asset. With regard to the parking, he requested that the dual use concept be considered. He stated it is their feeling that with the kind of committment they are making to the area, they wouldn't be making it unless they felt there was adequate parking. They asked that the Commission consider the dual use concept as being valid in this case. With regard to the question of modifying the architecture, Mr. Jeha stated they would be more than happy to work with the Planning Director and do what- ever is necessary to make it a little more rustic looking. Linda Hill, resident of Oceano, speaking on behalf of herself and a lot of her friends who are strong movie goers, indicated her strong support of the proposal. Rueben Kvidt, Oak Park. Acres, 1083 James Way, inquired if there had been a determination made as to the improvements and degree of improvements to be made on West Branch Street. Planning Director: Eisner advised that they would either be put in as part of the initial approval of the site plan, or they would be bonded for to be done to protect the City's interest. Mr. Kvidt commented regarding the proposed parking spaces, stating his feelings that the dual use concept seems to be appropriate. Mr. Jim Johnson stated he lives in the townhouses in back of K -Mart and he had some concerns regarding the traffic. He commented that he would welcome the theater to the area. Dave Rhiner, Pismo Beach, stated, as a point of information regarding traffic, that they have recently been conditioning their projects that are proposed just to the north of Oak. Park Road, attempting to resolve part of the problem that now exists at Oak Park and the interchange by cooperating with the City of Arroyo Grande, the County and the State. He stated that right now they are looking at the possibility of adding , two lanes across the bridge and widening Oak Park Road to whatever the engineers feel is adequate. Upon hearing no further comments for or against the proposed Use Permit, Chairman Gerrish declared the hearing closed. With regard to the parking concerns, Chairman Gerrish commented it is his feeling that on major developments, there is a tendency to create asphalt expansions wherein we have huge parking lots, and there are only 2 or 3 times out of the year when they are used to the maximum. 14 Arroyo Grande Planning Commission, 8 -2 -83 With regard to the proposed signage, Mr..Jeha stated that they feel the proposed sign is very important in the location indicated on the plans because they have to get a message to the people driving on the freeway. Planning Director Eisner advised that this area is in the Planned Development Zone and there are no standards persep they are subject to review and approval, so it would be germain for the Commission to act on the sign, and whatever conditions the Commission wishes to make could Cb attached as a condition of the Use Permit. After considerable discussion, Planning Director Eisner advised that if the Planning Commission chooses to approve the use permit, he suggested that it be approved subject to the standard conditions of the City of Arroyo Grande, and subject to the following special conditions: 1. Conditions of Ordinance 192 C. S. shall apply unless modified herein. 2. Applicant shall submit'complete plans and profiles for the water and sewer systems to be approved by the Public Works Director before issuance of permits. 3. Applicant shall design, dedicate and construct street improvements related to the property and the.cemetary, including two 14 ft. lanes against the freeway side of the street. Concrete curbs and gutters are required on freeway frontage of entire length. Across Parcel 1 frontage, developer shall construct full frontage improvements as required by Ordinance No. 192 C.S. With this approval, developer shall be relieved from a portion of requirements listed as #11 in Section 6 of Ordinance 192 C.S. relating to construction of the frontage road between the parcel and Brisco Road. . 4. Fire hydrants, locations to be determined by Fire Department. 5. Automatic fire extinguishing system is noted. 6. Portable extinguishers. 7. Exiting requirements. 8. Parking lighting plan to be submitted Chief prior to issuance of permits. 9. Grading and drainage plan to be submitted Works Director prior to issuance of permit 10. Approval of the parking as submitted. 11. Approval of the sign as submitted. 12. That the final drawings,_ including elevations, be modified as per the discussion before the Commission, and submitted to the Director of Planning for final approval. (Modification to include the redwood on the columns and the textured concrete). 13. Review the floor area of the additional two buildings,prior to building permits being issued, for parking requirements. After further discussion, the following action was taken AYES: NOES: ABSENT: RESOLUTION NO. 83 -950 U for approval of the Police for approval of the Public RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE DEVEL6PMENT PLAN SUBMITTED UNDER USE PERMIT CASE NO. 83 -349 FILED BY FESTIVAL ENTERPRISES, SUBJECT TO CERTAIN CONDITIONS. On motion by Commissioner Benhardt, seconded by Commissioner Carr, and by the following roll call vote, to wit: Commissioners Benhardt, Carr, Olsen and Chairman Gerrish None Commissioners Fischer, Moore and Moots the foregoing Resolution was adopted this 2nd day of August 1983. Page 3 It was agreed that the modified architectural drawings would be reviewed by the Planning Director for his approval. Arroyo Grande Planning Commission, 8 -2 -83 Page 4 PUBLIC HEARING - REZONING CASE NO. 83 -371, GENERAL PLAN AMENDMENT AND ZONE CHANGE, PROPERTY FRONTING ON TRAFFIC WAY, HIGHWAY 101'AND FAIR OAKS AVENUE. (GENERAL PLAN CHANGE FROM HIGHWAY COMMERCIAL TO HIGH DENSITY RESIDENTIAL: ZONE CHANGE FROM "H -S" HIGHWAY SERVICE DISTRICT TO "R -3" MULTIPLE FAMILY RESIDENTIAL DISTRICT). (FAIR OAKS PARTNERSHIP).' Planning Director Eisner requested that this item be continued since there are only 4 Commissioners present. Chairman Gerrish concurred with the request and announced that the public hearing for Rezoning Case No. 83 -371 would be continued to the next meeting. REFERRAL FROM CITY COUNCIL: TALLY HO CREEK DRAINAGE. Planning Director Eisner referred to a letter from Councilman Gallagher. regarding Tally Ho Creek Drainage. Chairman Gerrish commented that he is not sure what action the Commission could take on this matter. Mr. Eisner suggested that the item be continued to a future meeting when more Commissioners are present to discuss the matter. The Commission concurred, and Chairman Gerrish advised that the Tally Ho Creek Drainage matter would be continued. DETERMINATION OF USE - MASSAGE PARLORS IN THE CENTRAL BUSINESS DISTRICT. Planning Director Eisner advised that the request is for a determination that a massage parlor is similar to other uses permitted in the Central Business District. He further advised that the Staff Advisory Committee had met on this matter and it is their recommendation that the Commission find that this use is not consistent with other uses in the Central Business District. Chairman Gerrish inquired if this would be a permitted' use in any zone in the City. Planning Director Eisner stated it would possibly be permitted in the Professional Commercial Zone. After a brief discussion, on motion by Commissioner Carr, seconded by Commissioner Olsen, and unanimously carried, the Planning Commission determined that a massage parlor would be inconsistent with other uses permitted in the Central Business District. RESOLUTION OF INTENTION - AMENDMENT TO SECTION 9- 4.1022, "ADOPTION OF PLANS ( "P -D "), RELATING TO ISSUANCE OF NOTICE OF COMPLETENESS." Planning Director Eisner advised that recent changes in the State law make this recommendation important to the way that the Planning Department operates and, at the present time, the language in the Ordinance in the referenced section does make reference to the time restraints that we are under and it is such that the City is obligated to act within 30 days on an application, and if that action is not taken, the application is deemed approved. He commented that the problem we have is that materials that are presented are occasionally incomplete or are of a nature that does not allow the Planning Department to make judgements and to write a reasonable staff report. He advised that the proposed amendment will modify the section in that the time period will not start until issuance of the Letter of Completeness. Mr. Eisner requested that the Commission adopt the Resolution of Intention, and City Attorney Shipsey will be asked to prepare the Ordinance amendment, and a public hearing will be scheduled on the matter. After a brief discussion, the following action was taken: RESOLUTION NO. 83 -951 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE INDICATING ITS INTENTION TO HOLD A PUBLIC HEARING FOR THE PURPOSE OF AMENDING SECTION 9- 4.1022 OF THE ZONING ORDINANCE. On motion by Commissioner Carr, seconded by Commissioner Benhardt, and by the following roll call vote, to wit: AYES: Commissioners Benhardt, Carr, Olsen and Chairman Gerrish NOES: None ABSENT: Commissioners Fischer, Moore and Moots the foregoing Resolution was adopted this 2nd day of August 1983. COMMITTEE APPOINTMENTS Chairman Gerrish advised that the committee appointments would be made at a future meeting when more Commissioners are present. 15 Arroyo Grande Planning Commission, 8-2-83 ADJOURNMENT There being no further business before the C was adjourned at 9:55 P.M. ATTEST: Secretary Chairman ission, the meeting 41. Page 5 . . ' 1