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HomeMy WebLinkAboutPC Minutes 04-03-01CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting April 3, 2001— 7:00 P.M. CALL TO ORDER Chairman Eddings called the meeting to order at 7:03 p.m. and Commissioner Norton led the Pledge of Allegiance. Chairman Eddings announced that Public Hearing Items 4. And 5., will be continued to April 17, 2001. ROLL CALL Present: Commissioners Blaser, Fonzi, Kelley, Norton, Vice -Chairman Jeanes and Chairman Eddings Absent: Commissioner Bentz (Commissioner Bentz arrived at 7:10 p.m.) Staff: Acting Community and Economic Development Director Warren Frace, Assistant Planner Phil Dunsmore, Associate Planner Jamie Kirk, Associate Engineer Patsy West and Recording Secretary Grace Pucci. PUBLIC COMMENT David Jones, 8220 Larga Avenue, stated that he felt the City has done an unsatisfactory job in notifying homeowners of zoning changes being considered for their property specifically and their neighborhoods in general. He is concerned with the impact that higher density will have on roads. He would like to see a direct mailing to all property owners in the City prior to any decision being made on the General Plan Update. Chairman Eddings requested an update on the General Plan process. Acting Community and Economic Development Director Warren Frace gave a report on progress to date. Joan O'Keefe, 9985 Old Morro Road East, read from a prepared statement regarding grading for hillside homes and tree removal. (Attachment 1) City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 2 of 7 Chairman Eddings asked staff to respond to the issues raised by Mrs. O'Keefe. Acting Community and Economic Development Director Frace discussed the issues involved with hillside grading ordinances and tree removal. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF MARCH 20, 2001. MOTION: By Commissioner Kelley and seconded by Commissioner Norton to approve the Consent Calendar AYES: Commissioners Kelley, Norton, Fonzi, Blaser, Jeanes and Chairman Eddings NOES: None ABSENT: Commissioner Bentz Motion passed 6:0 by a roll -call vote. Commissioner Bentz arrived at 7:10 p.m. PUBLIC HEARINGS 2. PROJECT DESCRIPTION: CONDITIONAL USE PERMIT 2001-0026: 5200 PALMA AVENUE A request for an affordable housing density bonus to increase the residential density by 25%. The project involves the construction of two, one -bedroom units on a lot currently developed with two, two-bedroom units. An existing two- bedroom unit will deed restricted for 10 years to provide affordable housing to low income families in accordance with state law. The project will be served by public sewer and water with access from Palma Avenue. General Plan Designation: Low Density Single Family; Zoning District (LDMF): Residential Multiple Family, 10 one -bedroom units per acre (RMF -10), Site Address: 5200 Palma Avenue, Atascadero, CA 93422, APN 029-302-038, Applicant: James and Judith McKrell. PROPOSED ENVIRONMENTAL DETERMINATION: CLASS 3 CATEGORICAL EXEMPTION: The Project has been determined to be exempt from the requirements of the California Environmental Quality Act under the Class 3 exemption (Section 15303). Class 3 exemptions include the construction of multi -family residential structures totaling no more than four dwelling units. Under Section 15300 of CEQA this project has been determined not to have a significant effect on the environment. City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 3 of 7 The environmental determination is available for public review through April 3, 2001 at 6500 Palma Avenue, Community Development Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Staff Recommends: The Planning Commission adopts Resolution No. PC 2001-0011 thereby approving Conditional Use Permit 2001-0026 subject to the findings, exhibits and conditions as attached. Associate Planner Jamie Kirk provided the staff report and answered questions of the Commission. Commissioner Fonzi disclosed that she is acquainted with the applicant as a co-worker but has no financial interest in her development. PUBLIC COMMENT Judith McKrell, 3790 Ardilla Road, applicant, introduced her engineer for the project, Jim McKrell, 4910 San Jacinto Road, and both answered questions of the Commission. Commissioner Eddings inquired about the sewer design given the slope of the property. Mr. McKrell stated that increasing the size of the sewer pipe and utilizing a back flow prevention device would mitigate this. Commissioner Fonzi asked if parking was adequate for the proposed project. Mrs. McKrell stated that arrangements have been made for additional guest parking. Chairman Eddings stated that he supports staff in requiring the removal of interior walls. Regarding wall removal, Mrs. McKrell felt that once additional parking was provided, the project could be increased to one, two-bedroom unit and one, one -bedroom unit. She feels that removal of the walls makes the space too open and not practical. She prefers to have two, two-bedroom units which she feels would be fair given that she is dedicating 20% of the units to affordable housing. Vice -Chairman Jeanes asked if the proposed additional parking would be adequate for the project and permit the additional bedroom. Associate Planner Kirk stated that staff must review the dimensions to see if they comply with standards. Commissioner Kelley asked what would need to be done to the project to allow the applicant two, two-bedroom units. Ms. Kirk stated that there would need to be more site area to meet the density bonus requirements. City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 4 of 7 Ms. Kirk stated that for every five parking spaces there must be one guest space provided. Ms. Kirk indicated that staff would not like to see parking next to the oak tree. Commissioner Fonzi expressed confusion on staff's requirement for one unit to become a one -bedroom. Mr. Frace stated that the zoning ordinance is very specific about the bedroom restrictions allowed within each zoning district. Within this zoning district the calculations work out (with the 25% bonus) to allow only two, three-bedroom units and an additional one -bedroom unit. If a second two-bedroom unit is allowed, the 25% bonus will be exceeded, which staff does not recommend the Planning Commission approve. Justin O'Donohoe, 5221 Palma Ave., lives across the street from the project and has several concerns including the issue of low income housing, increased traffic on the street and parking. He is also concerned that existing tenants on this property might be forced to move if their income exceeded the standard for low-income. Joan O'Keefe, 9985 Old Morro Road East, feels there should not be a concern regarding low-income housing as it changes after 10 years. What does concern her is the parking in this area. Chairman Eddings closed Public Comment. Commissioner Kelley inquired of staff if families currently living on this property might be evicted with the deed restriction if they do not qualify as low-income families. Mr. Frace stated that staff has no preference or requirement as to which unit will be deed restricted. When the units are completed, one of the units on the property will have to be deed restricted, it will be up to applicant to select which unit it will be. MOTION: By Commissioner Kelley and seconded by Commissioner Blaser to adopt Resolution No. PC 2001-0011 thereby approving Conditional Use Permit 2001-0026 subject to the findings, exhibits and conditions as attached and amending the attachment to allow for one, two-bedroom unit in the back and one, one -bedroom unit, with the stipulation that the applicant provide verification that adequate on-site parking will be provided without impacting native trees. AYES: Commissioners Kelley, Blaser, Jeanes and Chairman Eddings NOES: Commissioners Norton, Bentz and Fonzi ABSTAIN: None Motion passed 4:3 by a roll -call vote. City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 5 of 7 3. PROjECT DESCRIPTION. TENTATIVE PARCEL NIAP 2000 -00t3 -45W POTRERO ROAD Parcel map subdividing one existing 5.86 acre lot into two parcels. There is currently one residential structure on the existing lot and the subdivision will create one new parcel (3.36 acres) with one new entitlement. The new parcel will be accessed from Obispo Road. General Plan Designation: Suburban Single Family; Zoning District: Residential Suburban (RS), minimum lot size 2 '/2 - 10 acres (calculated to be 2.5 acres using performance standards). Site Address: 4580 Potrero Road, Atascadero, 93422, APN 049-111-001, Applicant: Tom Beckwith. PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED NEGATIVE DECLARATION 2001-010: The Initial Study has determined that the proposed project will not have a significant adverse impact on the environment. A proposed Negative Declaration of environmental impact has therefore been prepared for the project in conformance with the California Environmental Quality Act (CEQA). The Proposed Negative Declaration is available for public review through April 3, 2001 at 6500 Palma Avenue, Community Development Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Staff Recommends: The Planning Commission adopts Resolution No. PC 2001-012, certifying the proposed Mitigated Negative Declaration 2001-010 and approving Tentative Parcel Map 2000-0013, based on findings and subject to conditions. Assistant Planner Phil Dunsmore provided the staff report and answered questions of the Commission. Two conditions under the engineering section were modified in wording after the staff report was printed. A copy was given to the applicant and the Planning Commission. (Attachment #2) PUBLIC COMMENT John Faulkenstien, Cannon Associates, applicant's representative, stated that he had reviewed the staff report and was satisfied with it. Joan O'Keefe, 9985 Old Morro Road East, is concerned with the impact to the trees on the property due to construction. Brian Randolf, 4560 Obispo Road, shared several concerns with the Commission: 1. Is Obispo Road up to code? 2. Has a study been done to determine the effect of this project on the frogs and salamanders on the property? 3. What will be the impact on the appearance of the area given the steep incline of Portero Road and the work to be done there? Chairman Eddings closed Public Comment City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 6 of 7 Commissioner Fonzi inquired if it would be possible to condition the project requiring construction in the culvert be done during the dry season so that the wildlife will not be disturbed. Mr. Dunsmore stated that it would be. MOTION: By Commissioner Bentz and seconded by Commissioner Norton to adopt Resolution No. PC 2001-012, certifying the proposed Mitigated Negative Declaration 2001-010 and approving Tentative Parcel Map 2000-0013, based on findings and subject to conditions including a stipulation that construction in the culvert/wet area be done during the dry season so that wildlife will not be disturbed. AYES: Commissioners Bentz, Norton, Blaser, Kelley, Fonzi, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 7.0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS Acting Community and Economic Development Director Frace announced that the continued items on tonight's agenda include a fairly large subdivision. Arrangements will be made for the Commissioners to go to the site in groups with staff members to better understand the project. Regarding the General Plan maps, staff is continuing to take comments and complete their technical analysis on the draft alternatives. The goal is to have the alternatives revised this month and then to plan another open house for the public. The Planning Commission will have a special meeting to look at the alternatives and craft recommendations, which will then go to the City Council. COMMISSIONER COMMENTS AND REPORTS Chairman Eddings requested that in future applicants on smaller projects be required to stake out driveways, and the building envelope. Additionally, he inquired into the status of the Carlton Hotel. Mr. Frace stated that the applicant is still working with staff on the new foundation plan and the permitting on the structure. Commissioner Norton thanked Mr. Frace for the draft alternative maps. Regarding Draft Alternative #2, she observed that there were a lot of 2x units; she is concerned about the number of people in these areas and would like to have a list of requirements for this type of unit i.e. parking requirements, minimum lot sizes, etc. Mr. Frace stated that the next round of alternatives would have better explanations on the map colors and what they represent as well as details on the second units. Commissioner Norton inquired about creek setbacks and asked if the City has an ordinance for them. Mr. Frace indicated that City of Atascadero Planning Commission Minutes Regular Meeting April 3, 2001 Page 7 of 7 theie is no oidinance f6i meek setbacks at diis time. eutninissionen Nultun also asked about changing the larger areas of high density in Plan #3, and inquired if the City would be responsible for improving the roads in these areas. Mr. Frace responded that through the EIR process all new traffic impacts will be analyzed and identified and be dealt with at the time of use. Commissioner Fonzi asked if the General Plan would address the minimum lot size. Mr. Frace stated that the staff will be looking at minimum residential standards for lot size, parking, and house size and most likely these will be codified into an ordinance. Chairman Eddings commented that it was apparent by the public comments made tonight that some do not want affordable housing "in their backyard." However, the City has a responsibility to provide safe, decent, clean affordable housing within the community. Commissioner Kelley inquired if a sophisticated impact analysis encompassing the entire scope of the General Plan update will be performed. Mr. Frace stated that all areas are being looked at. There are technical consultants that are part of the General Plan Update. Approximately one-quarter of the budget is going to a traffic consultant. A computer traffic model of the entire city is being produced that can predict which changes would affect existing streets and would allow mitigation measures to be built in. Commissioner Blaser asked if the traffic analysis would provide a cost feedback on improvements. Mr. Frace indicated that it would and stated that a mitigation growth fee study is going forward at the same time. ADJOURNMENT Chairman Eddings adjourned the meeting at 8:35 p.m. to the next regularly scheduled meeting on Tuesday, April 17, 2001. MEETING RECORDED BY AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary cdvlpmnt/PC 2001/PC Minutes 04-03-01.gp.doc