HomeMy WebLinkAbout PC Minutes 08-01-00CITY OF ATASCADER0
PLANNING COMMISSION MINUTES
Regular Meeting
August 1, 2000 — 7:00 P.M.
CALL TO ORDER
Chairman Carden called the meeting to order at 7:04 p.m. Commissioner Norton led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Carden, Eddings, Bentz, Fonzi, Jeanes and Norton.
Absent: Commissioner Kelley
Staff: Community & Economic Development Director Paul Saldana, Principal
Planner Warren Frace, Assistant Planner Jamie Heltsley, Assistant Planner
Phil Dunsmore, and Recording Secretary Grace Pucci.
PUBLIC COMMENT
Eric Greening, 6600 Lewis Avenue, Atascadero, inquired whether the sign on the new
Wendy's restaurant on Curbaril conforms with the sign ordinance and if it is temporary or
permanent. Mr. Greening feels that the sign is not in character with the rest of the
community. Mr. Saldana responded that it was a temporary sign for the grand opening
and that there are approximately 12 days remaining during which the sign may be
displayed.
Jack Hanrahan, 11400 San Marcos Road, Atascadero, read a letter he had sent to the
Commission last week. Mr. Hanrahan owns five acres at this site, which he wishes to
split into lots smaller than the zoning district minimum. To meet the district lot
minimums an additional five to six acres would be required to make the split possible.
Because the additional property is extremely steep and would not enhance the value of
his property, he is hopeful that the Commission would consider not requiring the extra
acreage to do the split. Chairman Carden observed that without a staff report on the issue
the Commission is unable to proceed on the matter at this time. Principal Planner Frace
indicated that this lot does not meet the performance standards for the minimum lot size
in that district, thus the necessity for additional acreage. The only way to accept the
City of Atascadero Planning Commission Minutes
Regular Meeting August 1, 2000
Page 2 of 9
application would be with a variance to allow him to deviate from the rules that are
applied to all the other lots in that area. Chairman Carden informed Mr. Hanrahan that he
has the ability to appeal the staff's decision to the Commission, and if he is then unhappy
with the decision of the Commission, he can than appeal to the City Council.
CONSENT CALENDAR
1. Approval of minutes of the regular Planning Commission meeting of
July 5, 2000.
2. Approval of minutes of the special Planning Commission meeting of
July 12, 2000.
MOTION: By Commissioner Bentz and seconded by Commissioner Fonzi to approve
the Consent Calendar.
AYES: Commissioners, Bentz, Fonzi, Norton, Eddings, Jeanes and Chairman
Carden.
NOES: None
ABSTAIN: Commissioner Jeanes and Chairman Carden abstained from voting on
Item 1.
Motion passed 6:0 by a roll -call vote with Commissioner Jeanes and Chairman Carden
abstaining from Item 1.
PUBLIC HEARINGS
3. CONDITIONAL USE PERMIT #2000-0013 — CARLTON HOTEL REMODEL
The project consists of the renovation of an existing 40,000 +/- square foot hotel
originally built in 1928 and remodeled several different times over the last 72
years. The existing structure contains 29 hotel rooms and 20,000 +/- square feet
of retail / lobby space. The project includes the addition of a third story with
17,136 +/- square feet and 29 additional hotel rooms.
The overall project will have 18,000 +/- square feet of restaurant/dining areas,
2,500 +/- square feet of retail space, and 37,000 +/- square feet of hotel uses with
58 hotel rooms. The restaurant and retail uses will be on the first floor, and the
hotel uses will accommodate the second and third floors. The second and third
floors will have 29 hotel units each with an indoor atrium providing an open-air
atmosphere between the interior portion of the two floors. The third floor
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
Page 3 of 9
addition will increase the square footage of the project by 17,000 +/- and increase
the height of the building by approximately 17 feet.
The renovation of the building is to include the structural demolition of the
interior of the building and full reconstruction of the interior components of the
building to comply with current UBC codes. The exterior fagade of the building
will be retained and protected during the renovation and incorporated into the
third story addition. The project parcel has a General Plan Designation of
Downtown Pedestrian Commercial and a Zoning District of Downtown
Pedestrian Commercial with a Pedestrian Retail Overlay. The proposed use is a
permitted use in the Downtown Master Plan (6005 El Camino Real, APN 029-
342-023).
PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED
MITIGATED NEGATIVE DECLARATION # 2000-024: The proposed project
is consistent with the Program EIR adopted for the Atascadero Redevelopment
Plan. Based on the findings of the initial study, a Mitigated Negative Declaration
is proposed for the project consistent with the California Environmental Quality
Act.
In September 1995, the Carlton Hotel building was determined to be eligible for
the National Register of Historical Places. Therefore, the impact to the historical
significance of the building has been evaluated and is in compliance with Section
15064.5 of CEQA.
The Proposed Mitigated Negative Declaration and Program EIR are available for
public review through August 1, 2000, at 6500 Palma Avenue, Community &
Economic Development Department, Room 104-A, from 8:00 a.m. to 5:00 p.m.,
Monday through Friday.
Staff Recommends:
1. Adopt Planning Commission Resolution 2000-044 certifying the proposed
Mitigated Negative Declaration for Conditional Use Permit 2000-0013; and,
2. Adopt Planning Commission Resolution 2000-045 approving Conditional Use
Permit 2000-0013, a request by Carlton Properties to construct a 17,000±
square foot, third story addition to the Carlton Hotel.
Community & Economic Development Director Paul Saldana made several introductory
comments after which Assistant Planner Jamie Heltsley presented the staff report and
answered questions of the Commission.
Commissioner Jeanes indicated that she had spoken with Commissioner Kelley and he
had expressed a concern regarding the height of the clock tower (54 feet) making the
Carlton appear similar to a four and a half story building and she questioned the impact
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
Page 4 of 9
this would have on surrounding buildings. Assistant Planner Heltsley stated that the
architect is trying to maintain the original proportions of the building and with the
incorporation of the third story it was desirable to maintain the clock tower feature.
Without the clock tower the building would be equivalent to a three-story building. The
building may appear higher because the first level, due to its historic nature, is almost two
stories in height. This creates the desirable pedestrian facade but pushes the building a
little higher than a modern three-story building would be.
Commissioner Fonzi questioned the rationale behind the 35 additional parking spaces
required of the applicant. Assistant Planner Heltsley responded that the City in a public
parking facility behind the Carlton would provide 50 spaces. The 35 additional parking
spaces is conditioned to be located within a 500 -foot radius on a lot either owned or
leased by the applicant. The City will not be sharing the cost of the additional 35 spaces.
The rationale for requiring 35 spaces is as follows: the downtown zoning ordinance
strictly states that for existing buildings, additional parking will be required for additions
thereto. Therefore, the third story will be an addition requiring additional parking.
Commissioner Bentz inquired whether the 50 parking spaces behind the Carlton are
adequate, in light of today's parking ordinance, for the current businesses that are located
in that area. Director Saldana responded that those spaces would represent an increase in
parking available in that area.
Chairman Carden indicated that when he was on the Council they developed the authority
that pulled together the ability to use that area specifically as parking for future Carlton -
type development. Director Saldana stated that the City currently has easements for most
of the areas shown on the map for parking. This parking does not, however, address the
requirement for an additional parking (35 spaces) for the third story.
Commissioner Norton inquired whether with staff, retail and dining parking needs
considered, 35 spaces would be enough. Assistant Planner Heltsley responded that they
are conditioning the project on the current zoning ordinance only.
Chairman Carden pointed out that smart growth limits the parking availability to
encourage alternate transportation, which is environmentally responsible.
PUBLIC COMMENT
Erich Koberl, 10895 San Marcos Road, Atascadero, project manager of the Carlton
Hotel, and representing the Carlton Properties addressed the Commission stating that they
are pleased to be a part of the revitalization of downtown Atascadero. It is his opinion
that the Carlton Hotel will be the cornerstone of the current revitalization program. He
indicated that those involved with the hotel are committed to creating a quality project
that will become a destination point between Los Angeles and San Francisco. The plan is
to produce a 4 to 5 star hotel with quality accommodations, gourmet bakery, casual
restaurant and gourmet special occasion restaurant with limited seating.
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
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Commissioner Jeans asked if plans existed for a lot purchase or lease for the additional
required parking. Mr. Koberl responded that at this point those plans are part of their
discussions about the project and they feel they can find something that will fit the city's
requirements.
Commissioner Fonzi inquired if they will be integrating the historical character of the
building inside as well as outside. Mr. Koberl explained that they have done extensive
research on how the building originally looked. Their plans are to give the interior a very
sophisticated California feeling with city style. They plan to have a display case in the
lobby featuring some of the history of the Carlton Hotel.
Commissioner Norton inquired about the status of registration on the National Registry of
Historic Places. Mr. Koberl stated that the building is not currently registered but he
feels it is eligible and they will be moving forward with plans to seek registration after
the remodel is completed.
Tim Ronda, SDG Architects, 641 Higuera Street, San Luis Obispo, echoed Mr. Koberl's
feeling that this project represents a significant investment in the future of downtown
Atascadero. They are in agreement with the conditions of approval in the staff report.
He then pointed out that the awning color has been changed from terracotta to navy blue
to compliment the roof tile.
Commissioner Fonzi asked about the cast stone base to be used on the building as well as
plans for an outdoor seating area. Mr. Ronda indicated that they intend to upgrade the
finish of the base to be more durable for pedestrian usage. The cast stone will be one
piece with a detail at the top. Currently they are working with city staff to determine the
geometry of the area at the corner of Traffic Way and El Camino Real. When this has
been determined they will proceed with plans for outdoor seating.
Commissioner Norton inquired about the engineering on the basement, as it has been
flooded in the past. Mr. Ronda stated that this is an engineering detail that will be
addressed with construction plans.
Chairman Carden expressed concern about historic preservation and asked Mr. Ronda as
an architect to give his view of what exists historically within the interior walls of the
Carlton Hotel today. Mr. Ronda stated that the building is stripped right down to the
framing and masonry walls. There are no existing finishes in the building at this time,
and it is in poor condition structurally. It appears that there is nothing of historical value
within the building, as it exists today. They are trying to maintain what they feel is of
historical value which is the exterior walls on El Camino Real and Traffic Way, the
window proportions, the columns, the fine stucco detail on the outside of the building, the
mansard roof detail, the clock feature and the Carlton sign.
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
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Commissioner Bentz inquired whether the staircase and windows in the building had any
historic value. Mr. Ronda indicated that the windows are original on the second floor.
The first floor windows are not original and have been replaced within the last ten years.
Their intent is to recreate a period wood mullion treatment on the first floor windows.
The new staircase will not be in the same place as the existing one and it is not their
intent to utilize any of the elements of the stairway, as it is questionable if they have any
historic value. The new staircase will be in the style of the period in which the building
was constructed.
Commissioner Fonzi asked if the champagne glass embedded in the sidewalk would be
preserved. Mr. Ronda stated that this has not been decided yet, but the sidewalk will be
completely redone, curb and gutter, along both frontages.
Steve Landaker, 1788 Orlen Lane, Templeton, partner in Carlton Investments, gave a
brief overview of how the current plan for the Carlton came about. He is concerned
about the parking issue. They own property to the east of the Carlton on Traffic way and
will most likely utilize it as offices for the hotel. Many people have contacted him
regarding the availability of the commercial retail space to be created at the Carlton. It is
their intention to have their own art gallery, which will be open in the evening.
Commissioner Jeans asked about the estimated time of completion. Mr. Landaker stated
that it is difficult to call but he feels they can look for completion about the first of the
year, 2002.
Commissioner Fonzi inquired how many people the hotel would employ once it is
completed. Mr. Landaker estimates approximately 100.
Eric Greening expressed his enthusiasm for the project. He suggested that with
pedestrian usage of the building there would be a need for shade along the El Camino
Real and Traffic Way sides. Additionally he felt there must be a well-defined entrance
where guests could drive up to check in. Finally, he would like to see local artists
featured in the art gallery.
Lon Allen, 6815 Santa Lucia, Atascadero, President of the Historical Society, addressed
the historical aspects of the building. The Board of the Historical Society has discussed
the Carlton project in detail and they are comfortable with the plans as currently
presented.
Chairman Carden closed the public comment period.
Chairman Carden questioned Item #5 under Conditions of Approval, which allows the
Community Development Director to approve minor changes. Principal Planner Frace
indicated that this was a standard condition applied to all conditional use permits that
allows staff some ability to make adjustments to the project (approximately 10%).
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
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Chairman Carden took issue with the requirement for 35 parking spaces as a condition of
approval, and would like to see that requirement dropped. He proposed a public/private
partnership with the redevelopment agency for parking.
Commissioner Eddings made the point that if parking is 500 feet away, guests would not
want to carry luggage that far. Steve Landaker indicated that there would be valet
parking at the lobby entrance in the center of the building on El Camino Real.
A discussion ensued regarding the 500 -foot radius requirement for parking. The architect
felt that increasing the radius would make it easier to comply with the parking
requirement.
Commissioner Fonzi expressed the following concerns: 1) Negative Declaration, page 33
number 5.a.3. She would like the statement revised to read "Display a plaque on the
outside of the building commemorating the historical significance of the building." 2)
Page 35, number 7. She would like the statement revised to read "The modified height of
the building will not exceed the lifesaving capabilities of the Fire Department." (Leaving
out the word "equipment."), and 3) Page 37, number 3. She would like the statement
reworded to "...allow a three-story building with a basement with a total of up to 60, 400
square feet..."
A straw poll was taken on Commissioner Fonzi's suggested changes: Item 1)
Commissioners in agreement with suggested change; Item 2) will remain as is in staff
report; Item 3) Commissioners in agreement with suggested change.
It was agreed by the Commissioners to remove the 500 -foot radius requirement for
parking and to add that a joint -use lot would also be acceptable. Staff recommended that
Condition 9 will state: "The project shall provide an additional 35 spaces. The parking
spaces may be located off-site but must be constructed on a lot owned, leased or joint use
agreement by the applicant for the Carlton Hotel." The Commission agreed.
Chairman Carden asked if the applicant has reviewed the sign ordinance and if the
signage allowed is adequate for their intent. The architect indicated that they would like
as much flexibility as possible.
MOTION: By Commissioner Jeans and jointly seconded by Commissioners Bentz
and Eddings to adopt Planning Commission Resolution 2000-044
certifying the proposed Mitigated Negative Declaration for Conditional
Use Permit 2000-0013; and,
Adopt Planning Commission Resolution 2000-045 approving Conditional
Use Permit 2000-0013, a request by Carlton Properties to construct a
17,000 +/- square foot, third story addition to the Carlton Hotel with the
following amendments to the conditions of approval:
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
Page 8 of 9
3. The granting of this Conditional Use Permit shall apply to
the site located a 6005 El Camino Real (APN 029-342-023)
regardless of owner, and shall allow a three story building with
basement up to with a total 60,400± square feet with street level
retail and restaurant uses and transient lodging on the upper floors.
9. The project shall provide an additional 35 parking spaces.
The parking spaces may be located off-site, but must be
constructed on a lot owned, leased or with a joint use agreement
by the applicant and wAin 500 fee of the Carlton Hotel as
indiea4ed o Exhibit u The parking improvements will be
required to be completed prior to the final building inspection.
(note: Exhibit H deleted from resolution)
14. The applicant shall display a plaque on the outside of the
building commemorating the historical significance of the
building.
AYES: Commissioners Jeanes, Eddings, Bentz, Norton, Fonzi and Chairman
Carden.
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
Director Saldana stated that the second reading for the ordinances effectuating the
downtown revitalization plan are scheduled for the next City Council meeting on August
22nd. On August 29th, which is a fifth Tuesday, the Commission and Council will have a
joint session to review general plan policy as the next step in the General Plan Update
process. Preceding that, a week from this Thursday at 7:00 p.m. at the Pavilion, the next
in the series of Community Workshops to discuss the General Plan principles will be held
to get community feedback on a variety of issues and options.
City of Atascadero Planning Commission Minutes Regular Meeting August 1, 2000
Page 9 of 9
COMMISSIONER COMMENTS & REPORTS
Commissioner Bentz commented that it has been a real pleasure to be part of the
decision-making process for the downtown revitalization plan.
ADJOURNMENT
Chairman Carden adjourned the meeting at 8:42 p.m. to the next scheduled meeting on
Tuesday, August 15, 2000
MEETING RECORDED BY AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary