Minutes 2011-05-31 SP MINUTES
SPECIAL JOINT MEETING /STUDY SESSION
CITY COUNCIL AND PLANNING COMMISSION
TUESDAY, MAY 31, 2011
COUNCIL CHAMBERS, 215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
1. CALL TO ORDER
Mayor Pro Tem Ray called the special meeting to order at 6:02 p.m.
2. ROLL CALL
City Council: Council Members Joe Costello, Jim Guthrie, Tim Brown, and Mayor Pro
Tem Caren Ray were present. Mayor Tony Ferrara was absent.
Planning
Commission: Commissioners John Keen, Lisa Sperow, and Vice -Chair Kristen
Barneich were present. Commissioner Jennifer Martin and Chair
Elizabeth Ruth were absent.
City Staff: City Manager Steven Adams, City Attorney Tim Carmel, City Clerk Kelly
Wetmore, Community Development Director Teresa McClish, and
Associate Planner Ryan Foster were present.
3. FLAG SALUTE
Mayor Pro Tem Ray led the Pledge of Allegiance.
4. EAST GRAND AVENUE AND COURTLAND PROJECT
The purpose of the study session is to: 1) provide the applicant with an opportunity to present
alternative concepts for development of the parcel at the southwest corner of E. Grand Avenue
and Courtland Street; 2) provide an opportunity for discussion, questions, and feedback from
the City Council and Planning Commission regarding issues, preferred options and feasibility of
other development concepts; and 3) allow the public to ask questions and provide comments.
Carol Florence, representing Nick Tompkins, provided introductory comments.
Nick Tompkins, applicant, provided an overview of development efforts to date regarding the
parcels on E. Grand Avenue and Courtland Street with public outreach and tenant searches;
provided a history of the Courtland Place project dating back to 2007; commented on the state
of the local commercial real estate market; reviewed previously proposed site plans; and then
presented five new alternative site plans. Mr. Tompkins then responded to questions from the
Planning Commission and City Council members.
Mayor Pro Tem Ray invited members of the public to ask questions or provide comments on the
material presented.
The following members of the public spoke: Richard Duffin, Newport Avenue; Debbie Collins,
Santa Maria; Aaron Henkel, S. Alpine; Del Clegg, Cookie Crock Warehouse Manager; and
Benadine Duffin, Newport Avenue.
Minutes of City Council Special Meeting
May 10, 2011
Page 2
Commissioner Barneich provided the following comments:
- Liked Michael's and Fresh Market alternatives;
- Did not believe there was a duplication of uses;
- Does not favor a bank in the alternatives;
- Could accept one drive -thru use;
- Likes the loading dock area;
- Church use is ok, but seems a waste of prime commercial space;
- Noted that a future landscape plan would address open space issue.
Commissioner Keen provided the following comments:
- Likes Michael's and Fresh Market;
- Expressed concern about Walgreens drug store; opposes drive- thru's;
- Likes truck access and dock;
- Opposes a church at this location; property is located at City's gateway and is prime
commercial space.
Commissioner Sperow provided the following comments:
- Referred to nearby residents and would like more input from them;
- Likes Michael's; acknowledged that Fresh Market is different;
- Troubled by two proposed drive - thru's;
- Proposals show promise.
Mayor Pro Tem Ray provided the following comments:
- Agreed with most of Commissioner Barneich's comments;
- Referred to E. Grand Avenue Enhancement Plan;
- Alternatives presented did not appear to be bike or pedestrian oriented;
- Concerned with two drive - thru's; could accept one drive -thru;
- Does not believe there is a duplication of uses;
- Does not like a drug store with a drive -thru;
- Complimented truck access redesign;
- Concerned about mass /scale of rear building; encouraged facade to make it look like
two buildings;
- Does not support a church at this location;
- Acknowledged that public improvements and traffic circulation will need to be addressed
when a specific project application comes forward.
Council Member Brown provided the following comments:
- Acknowledged the site was previously two separate property owners /parcels which
made proposed development challenging;
- Referred to E. Grand Avenue as it relates to truck traffic and stated he does not want to
modify the existing medians;
- Believes there is some duplication of uses and some amount of sales tax transfer;
- Concerns regarding drive- thru's and truck circulation will be key issues;
- Acknowledged staff for Engineering peer review study previously conducted.
Council Member Costello provided the following comments:
- Noted that grocery stores /markets are not typically pedestrian friendly uses;
- Commented on green space issues;
- Stated that the back building should be two smaller buildings; one building is too big;
Minutes of City Council Special Meeting
May 10, 2011
Page 3
- Must be careful on design for truck access as it relates to wall separating the commercial
and residential uses;
- Does not support two drive - thru's;
- Other issues regarding traffic and truck circulation are not going away.
Council Member Guthrie provided the following comments:
- In response to public comment regarding a hotel on the site, this is a poor location as
hotels like to locate in a resort area or next to industrial uses;
- Does not support a church at this location as this is prime commercial land;
- Does not support drive -thru, although placement behind buildings is better than the front;
believes there is a conflict in the site plan with the truck access and the drugstore;
- Acknowledged that the Chase Bank without drive -up ATM is successful in other
locations;
- Concem about size of trucks making deliveries to the Market; likes the access through
the back;
- Suggested that there are ways to address the mass /scale of the back building such as
offsetting two buildings;
- Stated number one concern as the big trucks on Courtland and the wall separating the
commercial use from the residential use;
- Hesitant to base decisions on proposed tenant(s);
- Noted that most business plans include locating next to similar uses;
- Commented that if building to accommodate big trucks, then City needs to address
standards Citywide;
- Not opposed to drugstore or bank; tenant mix is ok;
- Alter drive - thru's radically.
Mr. Tompkins briefly responded to the issue of breaking up the large building and suggested
that a deed restriction could address that issue. There was also brief discussion regarding the
likelihood of a proposed Police Station on the site and it was noted that the Council would be
conducting a Joint Meeting with Grover Beach City Council within the next month to discuss
related issues.
Council /Commission comments concluded and Mayor Pro Tem Ray thanked everyone who
attended and participated in the study session.
5. ADJOURNMENT:
Mayor Pro T -m Ray adjoumed the special meeting at 8:00 p.m. in honor and memory of former
Council Mem .er Thomas Runels, who passed away on Sunday, May 29, 2011.
1
Caren Ray, - yor ° o Tem
ATTEST: 11
Kelly W- or ity Clerk
(Approved at CC Mtg fPj )