HomeMy WebLinkAboutPC_2002-12-17_MinutesCALL TO ORDER
JAN - 7 2703
CITY OF ATASCA
PLANNING
CITY OF ATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
December 17, 2002 — 7:00 P.M.
Chairman Bentz called the meeting to order at 7:00 p.m. and Commissioner Jones led the Pledge
of Allegiance.
ROLL CALL
Present: Commissioners Eddings, Jones, Kelley, Porter, Fonzi and Chairman Bentz
Absent: None
Staff. Community Development Director Warren Frace, City Engineer Steve Kahn,
Associate Planner Glenn Rider, Planning Services Manager Steve McHarris,
Assistant Planner Kelly Davis and Recording Secretary Grace Pucci.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON DECEMBER 3, 2002.
MOTION: By Vice Chairman Fonzi and seconded by Commissioner Kelley to approve the
Consent Calendar.
AYES: Commissioners Fonzi, Kelley, Jones, Porter and Chairman Bentz
NOES: None
ABSTAIN: Commissioner Eddings
City of Atascadero Planning Commission Minutes
Motion passed 5:0 by a roll -call vote.
Regular Meeting December 17, 2002
Page 2 of 9
Chairman Bentz polled the public regarding agenda items and suggested placing Item # 5 as the
first public hearing item. There was Commission consensus to move Item #5, CUP 2002-0073.
PUBLIC HEARINGS
2. CONDITIONAL USE PERMIT 2002-0073
Applicant:
First Assembly of God, 5545 Ardilla Road, Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0073: First Assembly of God Preschool
Project
5545 Ardilla Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-182-001
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0073) to establish a
Description:
preschool with a capacity of 50 children in an existing church facility. The school will use
existing facilities and does not require any new construction.
General Plan Designation: SFR -Z (Single -Family Residential 1.5 — 2.5 acre min lot area)
Zoning District: RSF-Z (Single -Family Residential 1.5 — 2.5 acre min lot area
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT
Director Frace stated a letter from neighbors in the 5600 block of Ardilla Road had been
distributed to the Commission. (Exhibit A)
Lisa Zeesa, 3288 B Rio Vista Lane, Director and founder of Little Lambs Preschool, made
several comments regarding traffic issues: 1) The school will keep enrollment at 50 students per
day, 2) 16 of the 50 children are siblings and will be riding to the school together, and 3) drop off
and pick up times are earlier and later than the High School and North County Christian.
Regarding the noise issue, there is a specific daily schedule followed at the preschool that limits
the number of children on the playground at one time. Ms. Zeesa answered questions of the
Commission.
Rick Comstock, 5475 Vega Avenue, Pastor of First Assembly of God Church, discussed how the
preschool will meet the needs of working parents in the community and addressed the issue of
access to the church property. Mr. Comstock answered questions of the Commission.
Gary Lund, 5600 Ardilla Road, stated that he lives directly across the street from the Church and
is concerned about traffic issues in the area as well as the entrance into the parking lot, which he
feels may pose a safety problem. Mr. Lund was disappointed that he had received no notice of
the proposed preschool.
Nicole Firt, 5580 Ardilla Road, indicated that she lives across from the proposed preschool and
has several safety concerns: 1) Northern exit is unsafe due to a large dip in the road and
City of Atascadero Planning Commission Minutes
Regular Meeting December 17, 2002
Page 3 of 9
speeding motorists, 2) fencing for the walkways to the playgrounds, 3) speed limit on Ardilla,
and 4) traffic impacts on Santa Lucia.
Rick Comstock apologized to Mr. Lund and stated that he had attempted unsuccessfully to meet
with him several times. Mr. Comstock indicated that he understands the traffic concerns and
addressed several issues raised by the previous speakers.
Chairman Bentz closed the Public Comment period
There was Commission discussion regarding traffic and speed limit concerns on Ardilla Road.
Commissioner Kelley suggested adding a condition to the project directing the engineering
department to look into the conditions on Ardilla Road to determine if it would qualify for the 25
miles per hour speed limit, and if so, that the church be responsible for the cost of the signage.
MOTION: By Commissioner Eddings and seconded by Commissioner Kelley to adopt
Resolution No. PC 2002-0078, to approve Conditional Use Permit 2002-0073 to
allow Little Lambs Preschool to operate within existing church facilities, subject
to the findings, conditions and exhibits as attached with an additional condition
directing the Public Works Department to investigate whether a 25 mile per hour
speed limit could be posted and enforced.
AYES: Commissioners Eddings, Kelley, Jones, Porter, Fonzi and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 6: 0 by a roll -call vote.
3. ZONE CHANGE 2002-0031 / TENTATIVE TRACT MAP 2002-0015:
Applicant:
William Mehring, 11190 Santa Lucia, Atascadero, CA 93422
Project Title:
Zone Change 2002-0031/Tentative Tract Map 2002-0025
Project
9105 & 9127 San Diego Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 045-441-035, 045-441-004
Project
Hearing to consider a proposal for a Zone Change (ZCH 2002-0031) to establish a, and gain
Description:
approval for a Tentative Tract Map (TTM 2002-0015) to adjust two existing lots of record
into five new parcels. The property is located in the City Of Atascadero. The project will
gain access from San Diego Road.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0046:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to the
environment from approval of this project. The proposed Negative Declaration is available for
City of Atascadero Planning Commis, on Minutes
Regular Meeting December 17, 2002
Page 4 of 9
public review at 6500 Palma Avenue, Community Development Department, Room 104, from
8:00 a.m. to 5:00 p.m., Monday through Friday
(Glenn Rider, Project Manager) (Recommend Approval)
Associate Planner Glenn Rider provided the staff report and answered questions of the
Commission.
PUBLIC COMMENT
William Mehring, 11190 Santa Lucia Road, applicant, gave a brief history on the project and
stated that the open space easement is intended to preserve trees, but he would be interested in
developing the parcel next to the opens space if the zoning is ever changed to permit
development at that site.
Chairman Bentz asked Mr. Mehring if he would agree to be responsible for maintenance of the
access driveway. Mr. Mehring stated that he would.
Chairman Bentz closed the Public Comment period.
MOTION: By Commissioner Kelley and seconded by Commissioner Jones to adopt
Resolution No. PC 2002-0072, recommending the City Council certify proposed
Negative Declaration 2002-0046 prepared for Zone Change 2002-0031 and
Tentative Tract Map 2002-0015; and adopt Resolution No. PC 2002-0073
recommending that the City Council introduce an ordinance for first reading to
approve Zone Change 2002-0031; and amend the City's Zoning Map to add a PD
16 overlay district to the project area; and adopt Resolution PC 2002-0074 to
approve the Conditional Use Permit 2002-0089, a Master Plan of Development
for the project site consistent with PD -16; and, adopt Resolution No. PC 2002-
0075 recommending the City Council approve Tentative Tract Map 2002-0015, a
request to subdivide a 10 acre and a 4 acre lot into five parcels; three at 2.69
acres, one at 2.93 acres, and one at 3.03 acres, all acreages gross, based on
findings and subject to conditions with the following amendments:
1. Amend Condition No. 11 on page 67 to read: Applicant to provide 2" full
width asphalt overlay on San Diego Road across the entire property frontage
prior to Gert fi^^*e of 0eei,pane,, recordation of the final map; and,
2. A road maintenance agreement will be required for the project.
AYES: Commissioners Kelley, Jones, Porter, Eddings, Fonzi and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 6: 0 by a roll -call vote.
4. CONDITIONAL USE PERMIT 2002-0076:
City of Atascadero Planning Commis. on Minutes Regular Meeting December 17, 2002
Page 5 of 9
Applicant:
Gary Bang, 7950 El Camino Real, Atascadero, CA 93422
Project Title:
Conditional Use Permit 2002-0076: 21,840 square foot commercial building on a 1.17 acre lot.
Project
7935 San Luis Avenue, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-241-061
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0076) to establish a
Description:
commercial retail use located in a structure over 10,000 square -feet. The proposed project
includes one new commercial building, parking lot and landscaping on a 1.17 -acre vacant
lot. The proposed project will require grading quantities of approximately 2,000 cubic yards
of fill. The building site is relatively level containing no native trees. The project will gain
access from San Luis Avenue.
General Plan Designation: Service Commercial
Zoning District: Commercial Service
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0041:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to the
environment from approval of this project. The proposed Mitigated Negative Declaration is
available for public review at 6500 Palma Avenue, Community Development Department,
Room 104, from 8:00 a.m, to 5:00 p.m., Monday through Friday
(Steve McHarris, Planning Services Manager) (Recommend Approval)
Chairman Bentz announced that Vice Chairman Fonzi would be stepping down from
consideration of Items No. 4. and 5.
Planning Services Manager Steve McHarris provided the staff report and City Engineer Steve
Kahn made a presentation on circulation/traffic issues; both answered questions of the
Commission.
PUBLIC COMMENT
Robert Fisher, 8665 Mirada Lane, architect for project, stated the applicant is in agreement with
the conditions of approval.
Roberta Fonzi, 7880 Sinaloa, expressed concern regarding the driveway closest to Curbaril, she
feels there might be a problem when motorists attempt to make a left turn at that corner and
suggested that driveway be make an entrance only.
Bill Bright, 11875 Santa Lucia, inquired whether San Luis Avenue would be widened or striped.
City Engineer Steve Kahn stated that the area in question is utilized as a park and ride lot
maintained and operated by Cal Trans. Mr. Kahn indicated that he would contact Cal Trans
regarding increased delineation for that area.
Frank Buckley, 8735 Junipero, felt that the kiosk proposed for the property did not serve any
purpose and did not fit with the architecture of the town. He suggested landscaping that area
instead of the kiosk.
Chairman Bentz closed the Public Comment period.
City of Atascadero Planning Commis.,.on Minutes
Regular Meeting December 17, 2002
Page 6 of 9
Commissioner Eddings asked the applicant to respond to the questions raised by the previous
speakers. Robert Fisher responded in reference to the kiosk, and stated that it was something the
Bangs wanted for the property and not required by the city. Russ Thompson, Project Engineer,
referred to the driveway issue and stated that San Luis Avenue has a low traffic volume and the
driveway is reasonably set back.
Commissioner Eddings complimented the applicants and their team on a first class job on this
proj ect.
MOTION: By Commissioner Eddings and seconded by Commissioner Kelley to adopt
Resolution No. PC 2002-0069 certifying proposed Mitigated Negative
Declaration 2002-0041 and approving Conditional Use Permit 2002-0076 subject
to the findings, conditions and exhibits as attached and limiting hours of
construction to 7:00 a.m. to 7:00 p.m. Monday through Friday, and 9:00 a.m. to
6:00 p.m. on Saturday.
AYES: Commissioners Eddings, Kelley, Porter, Jones and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
Commissioner Kelley stated that this is going to be a beautiful building and a great addition to
the town.
Chairman Bentz expressed his appreciation for the effort made to deal with the problem of
circulation.
Chairman Bentz recessed the hearing at 8:25 p.m.
Chairman Bentz called the meeting back to order at 8:37p.m.
5. CONDITIONAL USE PERMIT 2002-0069/ VESTING TENTATIVE TRACT MAP
2002-0025:
Applicant:
Walgreen Company, 200 Wilmont Road, Deerfield, IL 60015
William Henry & Associates LLC, 1030 Country Club Drive, Suite E., Moraga, CA 94556
Project Title:
Conditional Use Permit 2002-0069: 13,650 and 3,500 square foot commercial buildings.
Vesting Tentative Tract Map 2002-0025: creation of two parcels from seven existing lots of
record
Project
8005 El Camino Real, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-141-063, 065, 064, 041, 075, 054, 076
Project
Hearing to consider a proposal for a Conditional Use Permit (CUP 2002-0069) to establish a
Descrintion:
commercial retail use located in a structure over 10,000 square -feet, adopt a Master Plan of
City of Atascadero Planning Commis.,on Minutes Regular Meeting December 17, 2002
Page 7 of 9
Description:
Development as required by the General Plan at this location, and gain approval for a
Vesting Tentative Tract Map (TTM 2002-0025) to adjust seven existing lots of record into
two new parcels. Two new retail commercial buildings are proposed, consisting of a +/-
13,650 square -foot retail building with a pharmacy drive-through, a detached +/- 3,500
square -foot secondary commercial building, a parking lot and landscaping on 1.68 and 0.27
acre parcels respectively. The building site is currently developed with existing legal non-
conforming single family residences and commercial structures. The proposed project will
require demolition of 7 existing structures and grading quantities of approximately 100
cubic yards of cut and fill. The property is located in the City Of Atascadero, on the
southeast corner of Curbaril Road and El Camino Real, extending to Junipero Road. The
project will gain access from El Camino Real, Curbaril Avenue, and Junipero Road.
General Plan Designation: General Commercial
Zoning District: Commercial Retail
Proposed
PROPOSED NEGATIVE DECLARATION 2002-0043:
Environmental
Based on the findings of the initial study, the Community Development Department
Determination
recommends that the Planning Commission find that no significant harm would come to the
environment from approval of this project. The proposed Negative Declaration is available for
public review at 6500 Palma Avenue, Community Development Department, Room 104, from
8:00 a.m. to 5:00 p.m., Monday through Friday
(Glenn Rider, Project Manager) (Recommend Approval)
Associate Planner Glenn Rider provided the staff report and City Engineer Steve Kahn reported
on the circulation/traffic element and drainage.
PUBLIC COMMENT
Bill Henry, EHA Atascadero, applicant/representative, gave a brief overview of the project and
its history and described Walgreen's operation. Mr. Henry answered questions of the
Commission.
James Blonde, 8820 Junipero, expressed his concerns regarding traffic on Junipero, and drainage
onto Curbaril and El Camino Real.
John Carden, 8755 Curbaril, stated his concerns with traffic on Curbaril, noise from the 24 hour
drive through pharmacy, native tree preservation on the site, and screening the windows on the
left side of the building with evergreen trees to prevent the lights from the store disturbing
surrounding residents.
Dr. Christine Carden, 8755 Curbaril, supported her husband's comments regarding traffic and
the Curbaril driveways. She also asked about the hours of construction for this project as well as
the construction noises in the early morning hours.
Roberta Fonzi, 7880 Sinaloa, stated that she likes the project and congratulated the developer on
doing some infill. She expressed her concerns regarding the Curbaril traffic issues.
Bill Bright, 11875 Santa Lucia, stated his concerns with over building in the town and the
subsequent store closures Atascadero has experienced. He cautioned the Commission to look
further ahead and consider whether Atascadero could support another pharmacy.
City of Atascadero Planning Commis. on Minutes Regular Meeting December 17, 2002
Page 8 of 9
Shannon Brimage, 8715 Junipero Ave., addressed the issue of traffic and felt that this project
would not add to it significantly. She also felt that the drainage issue has been adequately
addressed.
Diana Larsen, 153 Honey Way, Templeton, President of the Schools Insurance Program for
Employees, which owns the property on the corner of Curbaril and El Camino Real, spoke about
the problems their organization has had with the property and felt this project was an excellent
solution.
Bill Henry, applicant/representative addressed the concerns raised by the previous speakers.
Chairman Bentz closed the Public Comment period.
Commissioner Jones commended staff on their work with the traffic patterns and allowing for
truck deliveries behind buildings. He would like to have staff work with the applicant regarding
neighbors concerns over light pollution and the use of trees to screen the windows.
Commissioner Jones stated that this was an excellent project overall, which addresses some real
problems in that area.
Commissioner Eddings agreed with Commissioner Jones comments, and stated that within the
community there are many underdeveloped commercial/retail properties, most of which will
need to deal with the same problems raised tonight when they are finally developed. He does not
feel it is the Planning Commission's job to regulate competition, the marketplace will determine
which retail businesses will survive.
Commissioner Kelley indicated that he likes the project, but stated his concern with traffic
issues. He felt that a traffic signal at Junipero should be mandatory for the project.
Commissioner Kelley stated that he would like to see the traffic problems resolved with a
definite answer on what will be occurring there.
City Engineer Steve Kahn addressed the drainage concerns raised by several speakers.
Richard Poole, Associated Traffic Engineers, stated his organization looked at the Omni Study
and the project as proposed, and discussed traffic concerns for the site.
Chairman Bentz commented that he agreed with the City Engineer's assessment that the traffic
signal would be installed and the circulation improved, and he supports the project.
Commissioner Porter asked about a time frame for the overall project and the dual left turn lanes.
City Engineer Steve Kahn stated that the turn lane project would be programmed for the
2003/2005 budgets, and with all approvals in place the lanes could be in sometime late next
summer.
MOTION: By Commissioner Kelley and seconded by Commissioner Eddings to adopt
Resolution No. PC 2002-0076 certifying proposed Mitigated Negative
Declaration 2002-0043 and recommending that the City Council approve
Conditional Use Permit 2002-0069, a Master Plan of Development subject to the
City of Atascadero Planning Commis. on Minutes
Regular Meeting December 17, 2002
Page 9 of 9
findings, conditions and exhibits as attached, and adopt Resolution No. PC 2002-
0077 recommending that the City Council approve Vesting Tentative Tract Map
2002-0025, subject to findings and conditions of approval.
AYES: Commissioners Kelley, Eddings, Jones, Porter and Chairman Bentz
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
COMMISSIONER COMMENTS & REPORTS
Commissioner Eddings thanked staff for their hard work on the Gary Bang project.
Commissioner Kelley thanked staff for the very complete packages the Commission has been
receiving.
Commissioner Fonzi referred to the tree report on the Walgreens project and felt it was a very
empirical report, complex and complete. She suggested staff come up with a similar form which
could be given to tree removal applicants.
ADJOURNMENT
Chairman Bentz adjourned the meeting at 9:45 p.m. to the next regularly scheduled meeting on
January 7, 2003.
MEETING RECORDED AND 5 INUTES PREPARED BY:
7
Pucci, Recording Secretary
The following exhibit is available for review in the Community Development Dept.:
Exhibit A — Letter from neighbors in the 5600 block of Ardilla Road
\\Cityhall\CDvlpmnt\— PC Minutes\PC Minutes 02\PC Minutes 12.17.02.gp.doc
Attachment # I}
PC Minutes of /2-/7-02—
December
2•/7.02
December 13, 2002
Warren Frace
Planning Commission Secretary
6500 Palma Ave. Room 104
Atascadero, Ca 93422
Dear Sir.
This letter is in concern of the proposed preschool at the First Assembly of God
Church, located at 5545 Ardilla Rd. The surrounding neighbors are worried about the
traffic impact, the safety of the children attending the school and the overall impact the new
school will have on the neighborhood. We feel that there should, at the very least, be a
traffic impact report done before the opening of the school. The church has very little
respect for the effect its actions has on the neighborhood and residents fear it will get worse
with the addition of a preschool of such large proportions. We would like precautions to
be taken before someone is seriously injured or killed from carelessnes
I. Traffic concerns
a. Increased traffic on Ardilla: Approximately 120 more cars per day on road
i. There will be at least 50 students coming and going. But the school
is licensed to have up to 70 children so the traffic could be much
worse
ii. 10 to 20 teachers and personnel driving in and out.
b. Increased traffic at intersection of Ardilla and Santa Lucia
i. People must dart across traffic at an unregulated "T" intersection to
get across Traffic Way to Ardilla.
it. Between the high school traffic and normal residential traffic coming
and going from the freeway and Santa Lucia the intersection is a
crowded mess often becoming congested and backing up for blocks.
A new school would only add to the mess.
c. Double blind exit at back of church
i. Blind when exiting right behind modular building
ii. Blind when exiting left due to dip in road coming south on Ardilla
approximately 80 yards from the exit.
a -d B89t,991rSOB uapunea uen dB0:21 20 61 06a
-2- December 13, 2002
1. The dip caused a 1001bs dog to be killed instantly when
struck by a vehicle that could not see the animal until too
late.
d. High speeds used to travel on Ardilla
i. The posted speed is 35mph on Ardilla, 10 mph faster than a school
zone, and rarely heeded by drivers
ii. High School students use Ardilla as a raceway to fast food locations
on San Anselmo. The brag about how fast they can maneuver that
road and arrive at the restaurants.
iii. Witness report the driver who struck the dog was traveling well over
the posted speed limit
iv. There are many accidents along Ardilla, witnessed by longtime
neighbors, resulting from excess speeds and reckless driving
II. Child Safety
a. Playground
i. The newly constructed playground sits atop a hill that borders the
street. Should a child trip he/she could fall down the hill into the
street and be struck by a speeding vehicle
ii. The 100 -foot pathway from the classrooms to the playground is not
fenced. A child could fall or wander away from a busy teacher and
easily wind up in the road.
III. Noise Level Concerns
a. Playground is approximately 250 -feet from residents
i. Early arrivals could be out making noise before 7:00 am
ii. Childreds undisciplined noise carries directly to the residents across
the street. Sunday morning screams are often heard clearly from
inside the house
iii. Bells for recess and etc. could be very disruptive to residents.
iv. Maintenance noise
g•d eesiP99b908 uapunag uen dso:ai 20 61 oea
-3- December 13, 2002
1. Leaf blowers and other maintenance machines that are very
noisy are often used before 7 am and are very disruptive and
rude to residents.
Sincerely,
Concerned neighbors at 5600 block of
Ardilla
i,•d BeGiF99bsO8 uapinag uen dOT:ZT 20 6T oaa