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HomeMy WebLinkAboutPC Minutes 01-02-01CITY OFATASCADERO PLANNING COMMISSION MINUTES Regular Meeting January 2, 2001 — 7:00 P.M. CALL TO ORDER Vice Chairman Eddings called the meeting to order at 7:02 p.m. and led the Pledge of Allegiance. ROLL CALL Present: Commissioners Eddings, Bentz, Fonzi, Jeanes, Kelley and Norton Absent: Chairman Carden Staff: Principal Planner Warren Frace, City Engineer Steve Kahn, Associate Planner Jamie Heltsley, Assistant Planner Phil Dunsmore, Associate Engineer Patsy West and Recording Secretary Grace Pucci. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF DECEMBER 19, 2000. 2. ACCEPTANCE OF A FINAL PARCEL MAP FOR LLA 2000-0015/ ATAL 00-239: 910 EL CAMINO REAL (WESTAR ASSOCIATES) Staff Recommends: The Planning Commission accepts Final Parcel map ATAL 00-239. MOTION: By Commissioner Bentz and seconded by Commissioner Fonzi to accept the Consent Calendar. AYES: Commissioners Bentz, Fonzi, Jeanes, Kelley, Norton and Eddings City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 2 of 10 NOES: None ABSTAIN: Commissioner Norton on Item 1 Motion passed by a 6:0 roll call vote with Commissioner Norton abstaining on Item 1. PUBLIC HEARINGS 3. PROJECT DESCRIPTION: CONDITIONAL USE PERMIT 2000-0011 The proposed project is a Conditional Use Permit to allow an approximately 19,000 square foot commercial park development at 2550 El Camino Real. The development will consist of two separate buildings containing a total of five commercial lease spaces intended for occupants such as contract construction services, building materials and hardware or similar light repair and manufacturing uses as allowed within the Commercial Park Zoning District. Buildings will be constructed of masonry block; project will include landscaping and public street improvements. General Plan Designation: Commercial Park; Zoning District: Commercial Park (CPK). Site Address: 2550 El Camino Real, Atascadero, CA 93422, APN 049-141-044, Applicant: Robert Newberg. PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED MITIGATED NEGATIVE DECLARATION 2000-043: The initial Study has determined that the proposed project will not have a significant adverse impact on the environment when mitigation measures are incorporated into the projects conditions. A proposed Mitigated Negative Declaration of environmental impact has therefore been prepared for the project in conformance with the California Environmental Quality Act (CEQA). The Proposed Mitigated Negative Declaration is available for public review through January 2, 2001 at 6500 Palma Avenue, Community Development Department, Room 104-A, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Staff Recommends: Adopt Resolution No. PC 2000-066, thereby, adopting the Proposed Mitigated Negative Declaration #2000-043; and, approving Conditional Use Permit #2000- 0011, allowing the establishment of a 19, 000 square foot commercial park development at 2550 El Camino Real, subject to the findings, exhibits and conditions as attached. Assistant Planner Phil Dunsmore provided the staff report and answered questions of the Commission. Commissioner Norton asked about handicap parking and access for building number two. Mr. Dunsmore referred the question to the applicant. City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 3 Of 10 Commissioner Norton inquired where the sewer would begin and end on this project. Mr. Dunsmore indicated that there is a sewer line that extends approximately three parcels south of the project (the end of the sewer line) and there are lines designed to serve other areas that cannot hook into this location, therefore, there must be an extension from the line currently on El Camino Real. The project is conditioned for uses that will not generate a large volume of wastewater, and the percolation rates on the property have been good, so a small leach field system would accommodate those uses. City Engineer Kahn stated that there is an exiting sewer main from the Factory Outlets that forces the gravity effluent into the gravity lines. Next summer there are plans to extend the gravity main from its terminus on the southerly end to Home Depot. At that time, this project would be able to hook into that main. Commissioner Norton referred to the detention basin and asked what would happen to the water from that basin. Mr. Dunsmore stated that water would be detained in the basin until it is absorbed into natural drainage that exists on the Highway 101 right of way. Commissioner Norton inquired as to the shape and materials of the roof. Mr. Dunsmore indicated that the roof would be flat and that a cornice would extend above the roofline to screen any utilities mounted on the roof. Commissioner Kelley asked why a detention basin was required for this project. Mr. Kahn explained that the goal of the drainage basin was to retain a 50 -year event and release a two-year event. Therefore, they would not release any more water than had been historically released. Commissioner Bentz asked about the 100 -year flood plain condition. Mr. Kahn explained that the typical condition stated that you must be able to handle a 100 -year event and show where the water would go, but the basins are designed for 50 -year retention and two year release. Commissioner Fonzi asked if the detention basin was to be fenced. Mr. Dunsmore stated that it would and that there would be one access point that will be fenced and gated at the north side of the property; however, it will not be accessible to the public. Commissioner Fonzi questioned the size of the signs and asked if they fall within the specifications of the sign ordinance. Mr. Dunsmore stated that they do. PUBLIC COMMENT Robert Newberg, 2671 Carpenter Canyon Road, San Luis Obispo, owner of the property addressed the Commission. Mr. Newberg stated that he has owned the property for 11 years and that there have been several different plans during that time for the development of the property. He feels that this plan is the best design for the site. Mr. Newberg expressed his interest in phasing the project so that one building would be built immediately and with the other building being constructed at a later date. He has signed City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 4 of 10 no tenants at this time as he has been waiting for approval by the City. Regarding the sewer, he is hopeful that he can tie into the forced main, which runs to the outlet center, when he gets sewer at the site. Regarding roofing materials, Mr. Newberg indicated that built up mineral coating would be used. Commissioner Fonzi questioned the handicapped access to the second building. Jeff Dillon, project architect, San Luis Obispo, stated that building two has a handicapped space and a five-foot walkway. Additionally, there is handicapped access from the new City sidewalk throughout the site. Commissioner Kelley asked which would be the first building to be built if the project were to be phased. Mr. Dillon stated that most likely the largest building along the freeway would be built first and a pad would be left at that time for the second building. All parking areas would be fully developed along with all street improvements. Vice Chairman Eddings closed the public comment session and asked staff to respond to the question of phasing the project. Mr. Dunsmore stated that phasing is possible if all other site improvements are done in phase one. MOTION: By Commissioner Kelley and seconded by Commissioner Eddings to adopt Resolution No. PC 2000-066, thereby, adopting the Proposed Mitigated Negative Declaration #2000-043; and, approving Conditional Use Permit #2000-0011, allowing the establishment of a 19,000 square foot commercial park development at 2550 El Camino Real, subject to the findings, exhibits and conditions as attached and allowing for the applicant to work with staff to complete the project in a phased format. AYES: Commissioners Kelley, Eddings, Bentz, Fonzi, Norton and Jeanes. NOES: None ABSTAIN: None Motion passed 6:0 by a roll call vote. 4. PROJECT DESCRIPTION: CONDITIONAL USE PERMIT 2000-0012: HIDDEN OAKS APARTMENTS The proposed project is an application for a Conditional Use Permit (CUP 2000- 0012) to construct a 90 -unit residential apartment complex in a multi -family district. The project includes 72 one -bedroom units allowed under the district zoning with an 18 -unit affordable housing density bonus (25% density increase). The project will be served by public sewer and water with a single driveway access from El Camino Real (arterial street). The project site contains numerous native oak trees that will be incorporated into the project as recommended by a consulting arborist. General Plan Designation: High Density Multi -Family; City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 5 of 10 Zoning District: RMF -16. Site Address: 10797 El Camino Real, Atascadero, CA 93422, APN 045-321-016, Applicant: Mike Zappas. PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED MITIGATED NEGATIVE DECLARATION 2000-044: The Initial Study has determined that the proposed project will not have a significant adverse impact on the environment when mitigation measures are incorporated into the projects conditions. A proposed Mitigated Negative Declaration of environmental impact has therefore been prepared for the project in conformance with the California Environmental Quality Act (CEQA). The Proposed Mitigated Negative Declaration is available for public review through January 2, 2001 at 6500 Palma Avenue, Community Development Department, Room 104-A, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Staff Recommends: The Planning Commission adopt Resolution No. PC 2001-002, certifying Proposed Mitigated Negative Declaration 2000-044 and approving Conditional Use Permit 2000-0012 subject to the findings, conditions and exhibits as attached. Principal Planner Warren Frace provided the staff report and answered questions of the Commission. Commissioner Eddings requested Mr. Frace to review the three conditions that are to be changed. Mr. Frace stated the conditions as follows: 1. Drop Condition 47 (improvements on El Camino Real), 2) Drop Condition 50 (obtaining permission to use the sewer line in the driveway), and 3) Amend Condition 22 to read: "Provide a City approved bus stop along El Camino Real." Commissioner Eddings asked what the base section thickness under the pavers is to be. Mr. Frace referred that question to the applicant's engineer. Commissioner Eddings asked for clarification on the portion of the bonus units to be set aside as affordable housing. Mr. Frace explained the California State Law that dictates how the bonus units will be utilized. This bonus is an incentive to encourage affordable housing. They are not necessarily requiring that all the bonus units be affordable. There is a flexible standard for determining what percentage of the units must be affordable which ranges from 10 to 50 percent. Commissioner Eddings stated that he had met with the applicant on site and was very impressed with the layout and architecture. His concerns include: 1) Density, 2) Certification of the City of Atascadero's Housing Element, and 3) Deed restriction on the affordable units for 10 years. Commissioner Bentz referred to page 53, Resolution PC 2001-002, "Findings" under section 2 regarding approval of the Use Permit and inquired whether the 18 low income units could be entirely one or three bedroom units or a combination of the two. Mr. Frace City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 6 Of 10 stated that they could be, however the finding needed to be corrected so rather than 18 units, the number of units will fit the flexible formula. The condition should read: "Will provide low income dwelling units as required by State law." Commissioner Norton asked, as Condition 47 is to be dropped, what would now be the requirements for the improvements of the street on the front of the property. Mr. Frace stated that the applicant would be required to build the driveway and no curb, gutter or sidewalk would be necessary in front of the existing houses. Commissioner Norton asked about access from the three lots to the easement road. Mr. Frace stated that curb, butter and sidewalks already exist in front of those lots. Commissioner Kelley applauded the applicant on the project. On the access driveway, Commissioner Kelley stated that as a point of safety he would like to see the curb, gutter and sidewalk requirement modified. Emergency vehicles are required by law to pull to the right side of the road, and that might prove restrictive given the current standards. Additionally, as there will most likely be children living in the project, and the law prohibits them from riding on the sidewalk, he feels they would be riding in the street. Therefore, he would like to see the road developed to the south side, possibly with a bike path and an improved shoulder to make it wider for pedestrian usage and emergency vehicles. Also, he would like to see more detail on the recreation areas on the property. Mr. Frace stated that the recreational amenities are referenced on page 82 Exhibit Q. Commissioner Fonzi referred to the one access driveway, and questioned whether it would be possible to have two access points the second being at the back of the fence where it adjoins the State Hospital property. Mr. Frace indicated that this project has been referred to the Fire Department and Fire Marshal a number of times and they found the design to be satisfactory and the road adequate for accessibility by a fire vehicle. Access across the State Hospital is not workable. Commissioner Fonzi observed that the one bedroom design with the loft appears to be actually a two-bedroom unit and would therefore require additional parking. Mr. Frace stated that the definition of bedroom is vague; generally the requirement is that a room without a closet is not a bedroom. The loft area is basically open on several sides. If someone wanted to construct a permanent wall it would require a building permit, which would enable the City to stop it at that point. Commissioner Fonzi questioned the 300 -foot tot lot and inquired what amenities would be available for the older children. Mr. Frace explained that the applicant has worked with the school district, which will open its outdoor facilities after school hours to the residents of the project. There are basketball courts and play fields available at the school for the older children. The school has worked closely with the applicant because their access to the school site will be entirely on the applicant's property. It would be difficult for the applicant to put active facilities on the site because of the density of the trees. Commissioner Fonzi expressed concern with the fact that there is only one trash enclosure and asked whether this would be adequate to serve the entire development. Mr. City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 7 of 10 Frace responded that initially staff advocated for additional trash enclosures to be provided on the site. The applicant has operated similar facilities in other cities with similar densities and they prefer to have a single trash enclosure that is dumped daily. Additionally, the weight and intensity of trash trucks driving through the site would have an impact on the trees by compressing the soil. Condition 19 states that a secondary trash enclosure on the rear half of the lot could be required at any time if the Community Development Director determines that it is necessary for either public health or sanitation reasons. Commissioner Fonzi asked if there were figures available on the expected amount of wastewater produced by this project. City Engineer Kahn stated that the infrastructure in the area is large enough to handle the capacity of this project. Also the applicant is paying a wastewater annexation fee and a connection fee, which will be used to build future facilities to insure proper handling of the flows. Commissioner Fonzi asked about the location of the detention basin for the car wash area. Mr. Frace indicated that the wastewater department had added this condition in concern for the runoff. However, there is currently no car wash planned. Commissioner Kelley asked for clarification on the paver application around the trees. Mr. Frace indicated on the map where the pavers would be located. The arborist is recommending that they don't trench curbs around the edges to hold in the pavers because that cutting will disturb the roots. Therefore, a flexible retainer system will be used. The arborist feels this is the best way to work in and around the trees and provides for leaving the maximum number of trees in place. Commissioner Jeanes complimented the staff and applicant on the project and questioned what would trigger the second trash enclosure. Mr. Frace responded that a continual record of calls of complaint would trigger the requirement. Commissioner Jeanes asked Commissioner Kelley to clarify his suggestion on the bike lane. Commissioner Kelley stated that the bike lane would be on the south side and the eastbound lane would be made wider and include a bike path. To the south of that would be an improved shoulder for pedestrian usage and emergency situations. Commissioner Jeanes then inquired of staff, if there were a bike lane and no sidewalk, what would the safety issues be. Mr. Frace stated that staff's concern is that with the bike path, there is no place for a pedestrian to safely walk. Staff would recommend leaving the bikeway raised above the street with the possibility of introducing more of a rolled curb so if there was a need to use part of that for emergency vehicles, it could still be driven on. Additionally the roadway would be widened to 8 feet, which would meet Cal Trans standards for a combined pedestrian/bicycle facility. Commissioner Fonzi asked if children would have to walk from the project to El Camino Real for school bus. Mr. Frace stated that they would, that is why staff is recommending a raised walkway. City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 8 Of 10 PUBLIC COMMENT Mike Zappas, 8189 San Dimas Lane, Atascadero, of New Millennium introduced his two partners, Galen Little and Paul Washburn, and made a formal presentation on the project to the Commission. Mr. Zappas responded to the questions the Commissioners had raised. Regarding the single trash enclosure, the Manager of the property will be located at the front entry and will be able to monitor school activity, the recreation areas and the trash enclosure. The single enclosure is preferred as it will be dumped daily and will provide minimum impact on the trees. He discussed the cooperation with the neighboring school and the screening process to be used on all tenants including low- income tenants. Commissioner Jeanes asked the applicant to describe the recreation areas. Mr. Zappas indicated that there would be a number of different uses throughout the site. They consider fire a major danger on this site and the corner of the property to be used for recreation and as a barbecue area will have no trees around it. Additionally, there will be a decomposed granite walking path that will wander around the property. Sitting and meditation areas will also be provided. The parking area in the back has a hammerhead turnaround, and a basketball hoop will be placed in that area. Commissioner Eddings asked the applicant if there were any conditions that they were struggling with. Mr. Zappas stated that widening the road is a problem for them. Also on Condition 6H and the fence on the eastern edge, they would like to meet with the State Hospital to see if they have security concerns. Mr. Zappas feels that the fence is adequate. He would like to see the visual openness maintained. Joan O'Keefe, 9985 Old Morro Road East, Atascadero spoke in support of the project. She feels every effort has been made to preserve the trees and she likes the way the buildings meander between the trees. Joanne Main, 8940 San Gabriel Road, Atascadero stated that she knows the applicant and feels this will be a quality project which will meet the housing needs of the community. Commissioner Eddings asked the arborist if the base section under the pavers would be harmful to the trees on the site. Jack Brazeal, 4531 Skip Jack Lane, Paso Robles, arborist, stated that his recommendation was to not do any base material beneath the trees, but rather to put in a sand base and cover that with the pavers. Commissioner Norton asked Mr. Brazeal what the estimated number of hours would be that he would be needed on the project to supervise the tree protection plan. Mr. Brazeal stated that there was no specific amount of hours, but that during the earth movement and construction on the project there would be supervision. Commissioner Jeanes asked what the monitoring process would consist of. Mr. Brazeal indicated that his recommendation was to be present anytime any work is going on beneath the drip lines of the trees. He is also concerned that heavy trucks be routed to a specific area to avoid destroying tree roots. City of Atascadero Planning Commission Minutes Vice Chairman Eddings closed the public comment session. Regular Meeting January 2, 2001 Page 9 of 10 MOTION: By Commissioner Kelley and seconded by Commissioner Bentz to adopt Resolution No. PC 2001-002, certifying Proposed Mitigated Negative Declaration 2000-044 and approving Conditional Use Permit 2000-0012 subject to the findings, conditions and exhibits as attached and: 1. Drop Condition 47 as recommended by staff. 2. Drop Condition 50 as recommended by staff. 3. Condition 22 will be modified to read "Provide a City approved bus stop along El Camino Real." 4. Item 28 will be modified to read that the applicant work with the City Staff to provide a driveway design that incorporates a bike path and improved raised shoulder to the south side of the driveway to allow for pedestrian usage. 5. Item 6H will be modified to read that the applicant will work with the City Staff meet with the State Hospital regarding the back fencing. 6. Amend the conditions to provide for a bike rack on the property. 7. Modify Resolution 2001-002 under section 2 "Findings", item 6 as follows: "The project as conditioned will provide for 4-9 low income dwelling units in accordance with State law and is therefore entitled to a 25% density bonus. AYES: Commissioners Kelley, Bentz, Norton, Jeanes, Fonzi and Eddings. NOES: None ABSTAIN: None Motion passed by a 6:0 roll call vote. COMMUNITY DEVELOPMENT STAFF REPORTS Principal Planner Warren Frace informed the Commission that he has been appointed as the acting Community Development Director. There will be a formal recruitment process to fill the vacancy left by Mr. Saldana's departure that will take between three to four months. Regarding the General Plan update, there will be a joint session of the City Council and Planning Commission on Wednesday, January 17. Additionally, there will be a series of neighborhood workshops on January 31. In February there will be two meetings where public review and comment will be taken. City of Atascadero Planning Commission Minutes Regular Meeting January 2, 2001 Page 10 of 10 COMMISSIONER COMMENTS & REPORTS Commissioner Eddings questioned Mr. Frace regarding the density allowed in Atascadero, which he feels is low and inadequate. Mr. Frace stated that based on his experience with other communities, Atascadero has the most restrictive high density which would be considered moderate density in other areas. The project just approved demonstrates that perhaps there is a benefit to that restrictive standard in that it does encourage the use of the density bonus. Commissioner Fonzi complimented the staff on the use of graphics and color in their presentations. ADJOURNMENT Vice Chairman Eddings adjourned the meeting at 9:00 p.m. to the next regularly scheduled meeting on Tuesday, January 16, 2001. MEETING RECORDED BY AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary Network/cdvlpmnt/PC Minutes O1/PC Minutes 01-02-Ol.gp.doc