HomeMy WebLinkAboutPC Minutes 08-19-03
PC Minutes 08.19.03 05/27/14
CITY OF ATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
August 19, 2003 – 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:04 p.m. and Commissioner Kelley led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Jones, O’Keefe, Porter, Vice Chairperson Kelley and Chairperson
Fonzi
Absent: Commissioners Bentz and Beraud
Staff: Community Development Director Warren Frace, Planning Services Manager
Steve McHarris, Associate Civil Engineer Jeff van den Eikhof, Assistant Planner
Kelly Davis, Associate Planner Kerry Margason, and Recording Secretary Grace
Pucci.
APPROVAL OF AGENDA
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Jones to approve the
agenda.
AYES: Commissioners Kelley, Jones, O’Keefe, Porter and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
Eric Greening, 7365 Valle Avenue, expressed his concern with the possible usage of “transfer of
development” credits for two pending projects within the City. He referred to the fact that the
City does not currently have this type of program in place and urged the commission, if this item
does come before them, to move with caution and to develop a predictable public process
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 2 of 10
particularly in relation to the designation of “receiving zones” and the way that neighbors of
receiving zones would be apprised of and be able to react to that designation.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON AUGUST 5, 2003.
MOTION: By Commissioner O’Keefe and seconded by Commissioner Jones to approve the
Consent Calendar.
AYES: Commissioners O’Keefe, Jones, Porter, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 5:0 by a roll-call vote.
PUBLIC HEARINGS
2. TO BE CONTINUTED TO A DATE UNCERTAIN: RECONSIDERATION OF CUP
2000-0022, 6125 SAN ANSELMO AVENUE TOURIST COMMERCIAL PROJECT
Applicant: Jim Shores & Diane Norton, P.O. Box 216, Atascadero, CA 93423
Project Title: San Anselmo Avenue Tourist Commercial Project Reconsideration of Conditional
Use Permit 2000-0022 for installation of a shade structure over the vacuum unit
islands of a previously approved carwash facility.
Project
Location:
6125 San Anselmo Road, Atascadero, CA 93422
(San Luis Obispo County) APN 049-225-024
Project
Description:
The proposed project is a reconsideration of an approved Conditional Use Permit to
allow for installation of a shade structure over a portion of a carwash facility.
General Plan Designation: GC (General Commercial)
Zoning District: (CT) Commercial Tourist
3. ZCH/SPECIFIC PLAN 2003-0041, TTM 2003-0027 WOODLANDS SPECIFIC PLAN
(CONTINUED FROM MEETING OF AUGUST 5, 2003.)
Applicant: R.W. Hertel & Sons, Inc. 5200 Telegraph Road, Ventura, CA, 93003, Phone:
805/339-0388
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 3 of 10
Project Title: Woodlands Specific Plan- Zone Change 2003-0041, Tentative Tract Map
2003-0027, including a 143-lot single–family subdivision, 135 multi-family
residential units, 3.5-acre service commercial site, and 54.4 acres of open
space.
Project
Location:
Halcon Road, Atascadero, CA 93422
(San Luis Obispo County) APN 045-311-001, 045-401-015, 045-401-016,
045-411-001, 045-412-001
Project
Description:
The proposed project is a specific plan rezone and Tentative Tract Map
which includes a total of 278 residential units comprised of 28 small lot
single-family, 94 standard lot single-family, 21 estate lot single-family, and
135 multi-family residential units with 54.4 acres of landscaped and natural
oak woodlands open space and nature trails on the overall 120-acre site. The
multi-family residential units include 9 bonus units requested under the
City’s General Plan Policy 2.1.2 for exceptionally high design quality. The
project also includes a 3.5-acre site designated for Service Commercial use.
The site contains approx. 22,000 native oak trees of which 1,321 (approx.
6%) are proposed for removal.
General Plan Designation: (SFR-X) Single-Family Residential-X, (SFR-Y)
Single-Family Residential-Y, (HDR) High Density Residential, (GC)
General Commercial, (OS) Open Space. Zoning District: (RS)
Residential Suburban
Proposed
Environmental
Determination
Based on the initial study prepared for the project, a Mitigated Negative Declaration is
proposed. The proposed Mitigated Negative Declaration is available for public review
through 8/19/03 at 6500 Palma Avenue, Community Development Department, from
8:00 a.m. to 5:00 p.m., Monday through Friday.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
Commissioner Bentz joined the meeting at 7:25 p.m.
John Knight, RRM Design Group, project planner, made a presentation on behalf of the
applicant and with Bob Fowler, Vice President R. W. Hertel & Sons, answered questions of the
Commission. (Exhibit A) Mr. Knight reviewed three specific areas of concern raised at the last
Planning Commission meeting: 1) tree mitigation, 2) second units, and 3) inclusionary housing.
PUBLIC COMMENT
Debbie Shelby, 13445 San Antonio Road, expressed her opposition to a right turn only
designation on San Antonio Road in a prepared statement. (Exhibit B)
Tim Haley, 9511 Las Palos, stated his opposition to the project feeling there would be adverse
affects from: 1) traffic, 2) light and noise pollution, 3) over use of water 4) loss of rural
atmosphere and 5) increased demands on City services.
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 4 of 10
Eric Greening indicated that overall he supports the project and agrees with the issues raised by
Mrs. Shelby. Mr. Greening thanked the applicant for boosting the tree mitigation to comply with
the Atascadero Native Tree Ordinance, but asked that the offer of $155,350 be considered a floor
and that the 1:1 planting be considered a ceiling because of the existing density of trees in the un-
built areas and the development configuration that interrupts the wildlife flow. He feels it would
be best to have significant payments into the tree fund for the purpose of habitat protection
elsewhere through acquisition, easement or enhancement. Regarding traffic mitigations he
suggested rewriting mitigation No. 15.1 to simply state, in reference to the Omni-Means traffic
study, that the mitigation called for in paragraph 3 of page 21, is changed from a right turn only
lane to a traffic signal.
Fred Frank, 3615 Ardilla, read from a prepared statement sharing his concerns and suggestions
regarding the Blue oak ecosystem found on the site, tree mitigation and open space sites withi n
the project. (Exhibit C)
Tina Slater, 14080 San Antonio Road, member of the Santa Margarita Area Advisory Council,
requested that the Advisory Council be formally notified when projects come up which abut onto
the County area of south Atascadero.
Curtis Osrah, 12325 Hampton Court, asked if there would be any widening of Halcon or Santa
Barbara Roads, which he feels are currently not wide enough. He indicated the following
concerns with the project: 1) traffic flow, 2) safety of children going to school and Paloma
Creek Park, 3) will property owners be asked to participate in the “fair share” of the signalization
along Santa Barbara Road, and 4) viability of the commercial area of this project as it is quite out
of the way.
Daphne Fahsing referred to the chimneys incorporated into the housing design and asked why
they were included given that fireplaces may be outlawed before long. Regarding the second
units, she asked if these units could be sold separately from the main residence and if so how
would the property be divided.
Jim Patterson, 9312 North Santa Margarita Road, thanked the Planning Commission for sticking
to the requirements for inclusionary housing and the applicant for going back and reworking the
project to come closer to meeting the inclusionary percentage. He expressed concern with traffic
issues and feels people on the perimeter of the City must be engaged in the discussion whenever
a project within the City would impact those residents.
Eric Greening encouraged the placement of the three-way stop at the entrance to the project. He
is concerned with the gravel trucks coming out of Rocky Canyon and feels anything short of a
stop sign won’t slow them down.
Chairperson Fonzi closed the Public Comment period.
Chairperson Fonzi asked staff and the applicant to address the questions raised during Public
Comment.
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 5 of 10
Commissioner O’Keefe expressed her appreciation of the applicant’s compliance with the
General Plan and the Tree Ordinance. She asked the applicant if he would be wil ling to accept
as one of the CC&R’s that highly flammable trees, i.e. eucalyptus, be restricted. Mr. Fowler
indicated that though he does not know the full implications of eliminating an entire plant
species from landscaping, he shares Commissioner O’Keefe’s concern with fire safety and to the
extent that they can limit this type of vegetation they will. Commissioner O’Keefe shared her
concerns that the applicant may be unable to find 5-gallon Blue oaks and asked if he would be
willing to have a condition added in the tree mitigation section that he will use local stock, either
contracting with a local nursery or do it themselves, to have one-gallon Blue oaks using the local
acorns. Mr. Fowler stated that it is their intent to comply with the City’s tree mitigation program
and to the extent that they are replanting with native species trees, he will consider the
suggestion.
Commissioner Jones made the following comments:
1. Second units: if the estate lots are expanded to comply with the one-acre minimum, the
seven extra units should not be included in the inclusionary housing requirement. He
doesn’t really see these units as potential rental housing.
2. He would like to see the applicant participate in creating a transit stop.
3. He is having a difficult time with the homeowners association in the estate lot area. He
would like to see the applicant work with staff on the private road areas and treat it as a
maintenance district.
Vice Chairperson Kelley raised the following issues:
1. He would like to see the commercial space restricted to use as an R.V. park or other
similar use.
2. He is against the homeowners association. It has been his goal to see that all new roads
in town be maintained by the City.
3. The traffic issues in his opinion have been very well addressed.
4. Affordable housing: he is in favor of affordable housing, but feels that this project was
started before the requirements were in place. Despite this the applicant has done a good
job in modifying the project to meet the City’s goals.
5. Second units: they should be counted toward the affordable percentage.
6. He is concerned with the fire hazard that will be created when all the replacement trees
canopy out. He would like to see the tree mitigation money used for enhancements to
parks while eliminating the fire hazard by not replanting more trees.
Commissioner O’Keefe referred to the second units and because they are considered part of the
rental housing within the project, she feels they can be part of the inclusionary percentage. She
would like to see the 20% figure achieved, but is prepared to let the City Council wrestle with
the other 5 percent.
Commissioner Porter felt the second units mirror the project as a whole with the wide mix of
housing proposed. He can support including the second units as part of the inclusionary
percentage and is in favor of the project.
Commissioner Bentz stated that this was one of the best plans presented to the City in that it
meets specific classes of needs that the community would like to see serviced. Regarding the
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 6 of 10
fire hazard created by the density of the replanted trees, he expects the mitigation maintenance
plan for fuel management and fire hazard will address these concerns. He supports the inclusion
of the second units in the affordable housing requirement as the State has preempted the City in
this.
Chairperson Fonzi made the following comments:
1. Second Units: it is appropriate to include these as affordable units.
2. Supports rewording the Negative Declaration to preclude a right turn only designation.
3. Supports removal of the homeowners association.
4. Would like the applicant to cooperate in forming a transit stop.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner O’Keefe to adopt
Resolution No. PC 2003-0066 recommending that the City Council certify
Proposed Mitigated Negative Declaration 2003-0026; and adopt Resolution No.
PC 2003-0067 recommending that the City Council introduce an ordinance for
first reading to establish zoning code text for Specific Plan #1 (Zone Change
2003-0062) based on findings; and adopt Resolution No. PC 2003-0068
recommending that the City Council introduce an ordinance for first reading to
approve Zone Change 2003-0041, a zoning map amendment of the entire project
site to “SP-1” (Specific Plan #1) based on findings and subject to Conditions of
Approval and Mitigation Monitoring; and, adopt Resolution No. PC 2003-0069
recommending that the City Council adopt Specific Plan #1, by resolution to
include the Woodlands Specific Plan and Appendix documents (Exhibits A – F)
with specific recommendations regarding the proposed SFR-3 minimum lot sizes
to accommodate second units in the proposed inclusionary housing based on
findings and subject to Conditions of Approval and Mitigation Monitoring; and
adopt Resolution No. PC 2003-0070 recommending the City Council approve
Vesting Tentative Tract Map 2003-027 with specific recommendations regarding
the proposed SFR-3 minimum lot size to accommodate second units based on
findings and subject to Conditions of Approval and Mitigation Monitoring, and
inclusion of the following additions: 1) to update the mitigation monitoring
program to remove the right turn lane only on Santa Barbara, 2) all reference to a
homeowner’s association will be removed from the project, 3) the anticipated
secondary homes to be included in the inclusionary housing formula, 4) the
applicant will agree to meet the mitigations in reference to the Atascadero Tree
Ordinance, and 5) the applicant will participate with staff in establishing a transit
stop.
AYES: Commissioners Kelley, O’Keefe, Jones, Porter, Bentz and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll-call vote
Chairperson Fonzi recessed the hearing at 9:27 p.m.
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 7 of 10
Chairperson Fonzi called the meeting back to order at 9:37 p.m.
4. ZCH 2003-0040, CUP 2003-0090, VESTING TPM 2003-0036
Applicant: Rick Jorgensen, 5460 Mariquita Avenue, Atascadero, CA 93422; Phone:
805/460-9377
Project Title: 5460 Mariquita Colony House Zone Change 2003-0040, Conditional Use
Permit 2003-0090, Vesting Tentative Parcel Map 2003-0036 for a 4-unit PD-
7 cottage complex.
Project
Location:
5460 Mariquita Avenue, Atascadero, CA 93422 (Single Family Residence)
(San Luis Obispo County) APN 029-292-024
Project
Description:
The proposed project consists of an application for a Zone Change,
Conditional Use Permit, and Vesting Tentative Parcel Map. The proposed
project consists of three new single-family homes and the retention of one
existing single-family home located on individual lots that will be developed
under the requirements of PD-7 overlay district with the Residential Multi-
Family (RMF-10) zoning district. The new homes will range in size from
838 to 1,455 square feet. The existing 2,100 square foot home will remain in
its present size and location. The project includes one home per lot each
with a two car attached garage with two additional uncovered parking
spaces.
General Plan Designation: Medium Density Residential (10 units/acre)
Zoning District: Residential Multiple Family – RMF-10
Proposed
Environmental
Determination
Based on the initial study prepared for the project, a Negative Declaration is
proposed. The proposed Negative Declaration is available for public review
through 8/19/03 at 6500 Palma Avenue, Community Development Department,
from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT
Tricia Jorgensen, applicant, gave a brief history of the project, the reasons for the design and
layout and answered questions of the Commission.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner Jones and seconded by Chairperson Fonzi to adopt Resolution
No. PC 2003-0035 recommending that the City Council certify Proposed
Mitigated Negative Declaration 2003-0011; and adopt Resolution No. PC 2003-
0036 recommending that the City Council introduce an ordinance for first reading
to approve Zone Change 2003-0040 based on findings as set forth in the staff
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 8 of 10
recommendations; and, adopt Resolution No. PC 2003-0037 recommending that
the City Council approve the Master Plan of Development as set forth based on
the findings with the following Parcel C setback exceptions to allow an additional
separation of the historic Colony house three foot minimum side yard/garage
setbacks, five foot minimum corner yard setback and courtyard to count toward
required open space. Additionally to add a fire suppression sprinkler requirement
on Parcels A and B on Condition No. 13 subject to Conditions of Approval and
Mitigation Monitoring; and adopt Resolution No. PC 2003-0038 recommending
the City Council approve Vesting Tentative Parcel Map 2003 -0036 based on
findings and subject to Conditions of Approval and Mitigation Monitoring as set
forth in the staff report.
AYES: Commissioners Jones, Bentz, Porter, O’Keefe, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll-call vote.
5. CONDITIONAL USE PERMIT 2002-0077
Applicant: Cingular Wireless 3345 Michelson Drive Ste 100, Irvine, CA 92612, Phone:
(949) 437-8655.
Project Title: Conditional Use Permit 2002-0077, Telecommunication Facility.
Project
Location:
13740 Falcon Rd, Atascadero, CA 93422
(San Luis Obispo County) APN 055-361-020.
Project
Description:
The project consists of an application to construct two panel antennas on one
new 15-foot pole, and install a 24’ x 8’ equipment shelter. The poles,
antennas, and equipment shelter will be painted a natural brown tone to
blend with the hillside and native vegetation. Native landscaping is also
included as part of the project. The building site is moderate to steeply
sloped and covered primarily with native shrubs and grasses. The site will
utilize existing access from a private road off of Palo Verde and Highway
41.
General Plan Designation: Rural Estates
Zoning District: Residential Suburban
Proposed
Environmental
Determination
Assistant Planner Kelly Davis provided the staff report and answered questions of the
Commission.
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 9 of 10
Commissioner O’Keefe stated that she was unable to read the maps for this project, the pictures
were too dark, and she was unable to discern where the project site was. She indicated that she
was uncomfortable voting for a project when she is unable to see it.
PUBLIC COMMENT
Jim Tedaro, The Consulting Group, applicant’s representative, stated that this would be an
unmanned wireless communication facility, after initial construction maintenance will be done
once every 30 to 60 days for about an hour, and the facility complies with all federal and state
regulations. Mr. Tedaro answered questions of the Commission.
Chairman Fonzi closed the Public Comment period.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Bentz to adopt
Planning Commission Resolution 2003-0073 approving Conditional Use Permit
2002-0077, a request to install a wireless telecommunications facility and
equipment shelter on APN 055-361-020, as conditioned.
AYES: Commissioners Kelley, Bentz, Jones, Porter and Chairperson Fonzi
NOES: Commissioner O’Keefe
ABSTAIN: None
Motion passed 5:1 by a roll-call vote.
COMMISSIONER COMMENTS & REPORTS
Commissioner Jones reported that the Atascadero Mutual Water Company would be hosting an
hour-long presentation tomorrow night on the Nacimiento Water Project. He encouraged
everyone to attend.
Vice Chairperson Kelley commended staff for the quality of the programs they have been
presenting.
Chairperson Fonzi asked about the Calk Mountain Telecommunications site and the silver
reflective material being used. Director Frace indicated that the Fire Department had asked the
applicant to install the material, which was not part of the original project approval. He assured
the Commission that staff is working to bring the site back into conformance including the
removal of the reflective material.
DIRECTOR’S REPORT
Community Development Director Warren Frace referred to the issue of development transfer
credits and explained that the City Council was looking at two preliminary proposals that are still
City of Atascadero Planning Commission Minutes Regular Meeting August 19, 2003
Page 10 of 10
in the concept stage. If these projects are submitted as formal applications, anything related to
transfer of development credits will have to go through the Planning Commission both for
development of the ordinance and sending and receiver sites. Director Frace went over upcoming
Commission agendas.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:37 p.m. to the next regularly scheduled meeting
on September 2, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
___________________________________________________
Grace Pucci, Recording Secretary
The following exhibits are available for review in the Community Development Department:
Exhibit A – John Knight, PowerPoint presentation
Exhibit B – Vicki Shelby, prepared statement
Exhibit C – Fred Frank, prepared statement
Adopted 9/2/03
\\Cityhall\CDvlpmnt\~ PC Minutes\PC Minutes 03\PC Minutes. 08-19-03.gp.doc