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HomeMy WebLinkAboutPC_2002-04-02_MinutesCALL TO ORDER �.. Ali: A �� i• ,- APR 16 2002 CITY OF ATASCADIV4 PLANNING //, CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting April 2, 2002 — 7:00 P.M. Chairman Bentz called the meeting to order at 7:04 p.m. and Commissioner O'Malley led the Pledge of Allegiance. ROLL CALL Present: Commissioners Norton, O'Malley, Fonzi and Chairman Bentz Absent: Commissioners Eddings and Kelley Staff: Community Development Director Warren Frace, City Engineer Steve Kahn, Assistant Planner Glenn Rider and Recording Secretary Grace Pucci. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MARCH 19.2002. MOTION: By Vice Chairman Fonzi and seconded by Commissioner Norton to approve the Consent Calendar. AYES: Commissioners Fonzi, Norton, O'Malley and Chairman Bentz NOES: None ABSTAIN: None Motion passed 4:0 by a roll -call vote. City of Atascadero Planning Commiss,„n Minutes PUBLIC HEARINGS Regular Meeting April 2, 2002 Page 2 of 7 1. PROJECT TITLE: ZONE CHANGE 2001-0017 / CUP 2001-0047 / TTM 2001-0010, 7250 SANTA YSABEL AVENUE. Applicant: Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 Project Location: Zone Change 2001-0017 / CUP 2001-0047 / TTM 2001-0010 Project Proposed rezone to Planned Development Overlay Zone PD -7, an 11 -lot Description: Tentative Tract Map to permit the construction of 9 detached single family homes. The project is located on an existing lot currently developed with a single-family residence. The lot has slopes below 10% with several mature native oak trees located within the project site. Full urban services area available to the site. The project is consistent with the maximum density permitted by the General Plan. General Plan Designation: High Density Multi -Family (HDMF) Zoning District: RMF -16. Environmental PROPOSED MITIGATED NEGATIVE DECLARATION 2002 - 0009: Based on the findings of the initial study, the Community Determination Development Department recommends that the Planning Commission find that no significant harm would come to the environment from approval of this project, with the incorporation of the proposed mitigation measures. The proposed Mitigated Negative Declaration is available for public review through April 1, 2002 at 6500 Palma Avenue, Community Development Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Staff 1. Adopt Resolution No. PC 2002-0015, recommending that the city Recommendation Council certify the proposed Negative Declaration 2002-0009; and, 2. Adopt Resolution No. PC 2002-0016, recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2001-0017; and, 3. Adopt Resolution No. PC 2002-0017 recommending that the City Council approve CUP 2001-0047 for the Master Plan of Development subject to findings and conditions of approval; and, 4. Adopt Resolution No. PC 2002-0018 recommending that the City Council approve TTM 2001-0010, subject to findings and conditions of approval. Community Development Director Warren Frace provided the staff report and answered questions of the Commission. A discussion ensued regarding parking areas for the project and concern was expressed regarding parking around the large oak tree. City Engineer Kahn stated that adding curbing to the area under the tree canopy could provide an obstruction to parking, however it would be important to City of Atascadero Planning Commiss—ii Minutes Regular Meeting April 2, 2002 Page 3 of 7 create a way for the drainage to get over to the basin. Suggestions for parking included bulb - outs, additional parking on lot 10 and parking on Santa Ysabel. Director Frace indicated that if the Commission wanted additional guest parking spots on the site it would better to recommend staff find the spots and not try to lock them in at this time. PUBLIC COMMENT Russ Thompson, R. Thompson Consulting representing the applicant, stated that they have no problem with the staff report as presented tonight. Regarding the parking issue, most houses have two spaces in the driveway as well as two in the garage, creating four spaces per lot and meeting current parking requirements. The applicant is not in favor of adding additional hardscape to the project. Commissioner O'Malley asked if the applicant had a way to prevent parking underneath the canopy of the large oak tree, and if he would be supportive of adding additional pavers in the driveway for lot 8. Mr. Thompson stated that the main common driveway is almost entirely done in pavers and feels that the applicant would be in favor of adding them to lot 8. Regarding mitigation of parking, Mr. Thompson stated that the yards will have new landscaping with shrubbery and ground cover and feels it unlikely that someone would park there as it would be unpopular with the neighbors; he feels that nothing else is needed to prevent parking in that area. Commissioner Norton asked for clarification on whether curbing would be used along the entire length of the driveway. Mr. Thompson stated that the yards would be draining to the access road and at this time no curbs are planned, only an asphalt edge along the side of the road. Commissioner Fonzi asked if the existing home closest to Santa Ysabel is considered a historic home. Mr. Thompson stated the applicant believes it is not, however it is the applicant's intent to restore and maintain the house and retain the wooden siding. Mr. Thompson discussed the proposed flush curb around the large oak tree, describing it as a concrete strip used to help retain the curb, but is not necessarily a barrier curb. The grade is raised around the base of the tree and it is preferred to use a flush curb below that grade in order to eliminate a ponding effect around the base of the tree. Mr. Thompson stated that if the grades can be adjusted in the final design and a raised curb works without being detrimental to the oak tree, it will be considered. Cars should be restrained from hitting the tree by the low speeds on the driveway, but there may be a way to incorporate some boulders and large rocks into the landscaping to insure protection of the tree; the applicant would be amenable to this approach. Commissioner Fonzi questioned whether lots 2 and 3 would receive pavers, as they appear to be within the drip line of the oak tree. Mr. Thompson stated that they could commit on the final plans to work with staff so the areas beneath the drip line would be paver material. James Patterson, 9312 N. Santa Margarita Road, identified himself as an ISA Certified Arborist and spoke to several issues on this project. He has known the arborist of record on this project for 20 years and respects his professional ability. He feels there are some inconsistencies between items #1 and 3 and Item #4 regarding disturbances within the drip line. He stated that it is important to place tree protection fencing at the drip line before construction commences due to the density of the site and movement of equipment. Mr. Patterson pointed out that typically City of Atascadero Planning Commis,., i Minutes Regular Meeting April 2, 2002 Page 4 of 7 root systems go at least 50% further beyond the drip line than the diameter of the drip line, therefore any encroachment allowed within the drip line must, not should, be approved by a certified arborist in concordance with City staff. Regarding landscaping beneath the large oak tree, he stated it is important that this area be dealt with carefully so that no landscaping is installed which would keep moisture around the trunk of the tree and that the landscaping is in accordance with the needs of the tree. He asked the Commission to recommend that staff monitor the landscaping and construction provisions relative to their impacts on the trees. Joan O'Keefe, 9985 Old Morro Road East, stated that she was frustrated by the lack of an arborist's report or tree protection plan in the staff report. She feels that the lack of both indicate that the City is not enforcing the tree ordinance. Mrs. O'Keefe is unclear on how the pavers will be used and is concerned about the drainage if compacted river sand is used. All of these issues should have been looked at by an arborist and details provided in the staff report. She is pleased that the protective fencing will be installed at the drip line. Commissioner Bentz closed the Public Comment period. Commissioner Norton felt it would be beneficial to have a curb along the entire driveway to discourage parking under the tree and in front of the houses. City Engineer Kahn stated that he agrees with the applicant's representative that the drainage is planned to go across the project site, therefore curbing along the asphalt would make drainage difficult. He also agrees that landscaping as proposed for this project should eliminate parking problems. Commissioner O'Malley offered an amendment to a possible motion which would: 1) add large natural decorative boulders to the interior and exterior of the paver area around the tree to prevent off-street parking with no landscaping between paver area and tree, 2) replace the cement driveway to lot 8 with pavers, 3) amend Item #4 of the arborist's report from "should" to "must", and 4) confirm that any landscaping design be approved by an arborist in order to protect the oak tree. Commissioner Fonzi asked about the installation of pavers and Mrs. O'Keefe's concern regarding sand compaction. Mr. Thompson, applicant's representative, indicated that the best system does not use thick lifts of sand or decomposed granite due to the compaction. A clean gravel backfill should be used. The first layer against the ground would be a woven geotextile fabric, on top of that would be 3/4 inch and 3/8 inch clean gravel, then another layer of geotextile, and one inch of sand to insure the pavers lay flat. Commissioner Fonzi inquired about trash pickup and the effect of the heavy trucks on the root system. Mr. Thompson stated that individual cans would be used and the trash trucks will most likely drive in and use the fire department turnaround. He felt impacts on the tree would be minimal. Chairman Bentz reopened the Public Hearing to allow questions to be asked of Mr. Patterson. Kelly Gearhart, applicant, stated that he was concerned with reopening the public hearing as the arborist might have biased feelings on this project. City of Atascadero Planning Commiss—n Minutes Regular Meeting April 2, 2002 Page 5 of 7 Community Development Director Frace stated that the Chairman has the right to reopen the hearing and ask for input from anyone he wishes. It is up to the Commission to use their best judgment about what they hear. Chairman Eddings stated that he was comfortable that the Commission would be able to make up their own minds and asked Mr. Patterson for his certified arborist number and some information on his background. James Patterson, stated he was certified in 1992 and his certification number is WC 663. He has been in the landscaping and nursery business in Atascadero since 1974 and has a degree in Natural Resources Management with a specialization in Forestry from Cal Poly, with postgraduate work in forestry and horticulture. Regarding the impact of trash trucks or other large vehicles on the oak tree, it will depend on how well the construction of the pavers is done. If it is done well, traffic from large vehicles should not adversely impact the tree. He is concerned however that the canopy of the tree be raised enough to insure clearance underneath. On a question from Commissioner O'Malley, Mr. Patterson stated that because of several contradictions regarding encroachment within the drip line in the report, he feels both City staff and an arborist should approve any disturbance under the drip line. Mr. Patterson indicated arborists can differ in their opinions, but he has no reason to doubt the arborist of record on this project. Chairman Bentz closed the Public Comment period. Chairman Bentz indicated that he always relies on the expertise of the City staff and the arborist of record in matters of this kind. He feels it is incumbent upon the Commission to give due respect to the individuals who hold the licenses and have made the recommendations. MOTION: By Commissioner O'Malley to adopt Resolution No. PC 2002-0015, recommending that the city Council certify the proposed Negative Declaration 2002-0009; and, adopt Resolution No. PC 2002-0016, recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2001-0017; and, adopt Resolution No. PC 2002-0017 recommending that the City Council approve CUP 2001-0047 for the Master Plan of Development subject to findings and conditions of approval; and, adopt Resolution No. PC 2002-0018 recommending that the City Council approve TTM 2001-0010, subject to findings and conditions of approval with the addition of the following: 1. Add large natural decorative boulders to the interior and exterior of the paver area around the tree to prevent off street parking with no landscaping between paver and tree. 2. Replace cement driveway to lot 8 with pavers. 3. Amend the arborist's recommendation in the staff report as follows: Item #4. Any foundation footings, pipelines or other soil disturbance within the drip line sheol must be approved by a certified arborist in conjunction with proper city approval. 4. Insure that any landscaping design on this project around the tree be approved by an arborist. City of Atascadero Planning Commission Minutes Regular Meeting April 2, 2002 Page 6 of 7 Commissioner Fonzi stated that she would second if the maker of the motion would amend addition #1 to add the wording "and any additional lots if necessary according to the arborist." Commissioner O'Malley stated that he would accept the amendment. Chairman Bentz suggested adding the condition that the arborist's report as presented in the staff report be incorporated into all conditions on the project. Commissioner O'Malley questioned staff whether the arborist's report is incorporated into staff recommendations. Community Development Director Warren Frace indicated that it is implied in the conditions, but it would help to clarify matters, as the report was not ready at the time the original staff report was prepared. It could be attached to Exhibit F, which contains some of the engineering details that deal with tree protection. This suggestion was accepted by the makers of the motion and the second. MOTION: By Commissioner O'Malley to adopt Resolution No. PC 2002-0015, recommending that the city Council certify the proposed Negative Declaration 2002-0009; and, adopt Resolution No. PC 2002-0016, recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2001-0017; and, adopt Resolution No. PC 2002-0017 recommending that the City Council approve CUP 2001-0047 for the Master Plan of Development subject to findings and conditions of approval; and, adopt Resolution No. PC 2002-0018 recommending that the City Council approve TTM 2001-0010, subject to findings and conditions of approval with the addition of the following: 1. Add large natural decorative boulders to the interior and exterior of the paver area around the tree to prevent off street parking with no landscaping between paver and tree. 2. Replace cement driveway to lot 8 with pavers, and any additional lots if necessary according to the arborist. 3. Amend the arborist's recommendation in the staff report as follows: Item #4. Any foundation footings, pipelines or other soil disturbance within the drip line shoul must be approved by a certified arborist in conjunction with proper city approval. 4. Insure that any landscaping design on this project around the tree be approved by an arborist. 5. Inclusion of arborist's report in Exhibit F. AYES: Commissioners O'Malley, Fonzi, Norton and Chairman Bentz NOES: None ABSTAIN: None Motion passed 4: 0 by a roll -call vote. City of Atascadero Planning Commiss un Minutes Regular Meeting April 2, 2002 Page 7 of 7 COMMUNITY DEVELOPMENT STAFF REPORTS Community Development Director Frace updated the Commission on the progress of the General Plan. Mr. Frace will speak with the City Clerk about getting a copy of the report to the City Council distributed to the Commission as it does contain specific recommendations from the Commission. COMMISSIONER COMMENTS & REPORTS Commissioner Norton asked if a list of historical resources in Atascadero has been put together. Mr. Frace stated that staff is aware of the list, which is comprehensive. At this point there needs to be a discussion of what is on the list before it is included in the General Plan. Staff is recommending a process of developing a set of standards, going through the existing inventory and then coming up with maps and zoning properties to be protected. This process would include significant public dialog, as individual property rights may be restricted. Commissioner Norton asked about the Yellow Rose Ranch open house. Mr. Frace stated that the open house at the Lake Pavilion attracted about 20 citizens and neighbors to look at the plans and hear about the project. Construction is scheduled to begin in April. Commissioner O'Malley asked if it would be possible to receive training on preservation of historical buildings. He is specifically interested in the Mills Act incentives for historic preservation. Director Frace informed the Commission that an offer has been made to a new Planning Services Manager, Steve McHarris, who will be starting early in May. He has extensive experience as a planner and one of his specialties is historic preservation. Commissioner Norton stated that she has met with the new redevelopment employee, John Jansen, and has found him to be an excellent person and very eager to help out. ADJOURNMENT Chairman Bentz adjourned the meeting at 8:32 p.m. to the next regularly scheduled meeting of the Planning Commission on April 16, 2002. MEETING RECORDED AND MINUTES PREPARED BY: Pucci, Recording Secretary Cdvlpmnt/PC Minutes 02/PC Minutes 04-02-02.gp.doc