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HomeMy WebLinkAboutPC Minutes 06-19-01CITY OF A TASCADERO PLANNING COMMISSION MINUTES Special Session June 19, 2001— 6:00 p.m. CALL TO ORDER Chairman Eddings called the meeting to order at 6:03 p.m. and led the Pledge of Allegiance. P011, CATI, Present: Commissioners Blaser, Fonzi, Kelley, Norton, Vice -Chairman Jeanes and Chairman Eddings. Absent: Commissioner Bentz Staff: Community Development Director Lori Parcells, Principal Planner Warren Frace, Assistant Planner Phil Dunsmore, Associate Planner Jamie Kirk, Community Services Manager Geoff English, City Attorney Roy Hanley and Recording Secretary Grace Pucci. 1. PROJECT DESCRIPTION: TENTATIVE PARCEL MAP 2001-0016 The proposed project is a parcel map for a residential subdivision of a 7.23 -acre lot into two lots 4.53 and 2.70 acres each. The site is currently developed with a single-family residence and several accessory structures. The existing improvements will be confined to one lot allowing the new lot to be developed with a new single-family residential use. The property will be served by an on-site sewer system (septic) and water is available from Atascadero Mutual Water Company. General Plan Designation: Suburban Single Family; Zoning District: Residential Suburban minimum lot size 2.7 acres based on performance standard calculations; APN 054-102-019; Address: 9900 Santa Lucia Road, Atascadero; Applicant: Ron and Arlynn Stark. PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED MITIGATED NEGATIVE DECLARATION 2001-017: The Initial Study has determined that the proposed project will not have a significant adverse impact on the environment, when mitigation measures are implemented. 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 June 5, 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 adopt Resolution No. PC 2001-025, certifying the proposed Mitigated Negative Declaration 2001-0017 and approving Tentative Parcel Map 2001- 0016, a request to subdivide a 7.23 acre lot into two parcels; 4.53 acres and 2.70 acres each, based on findings and subject to conditions. Associate Planner Jamie Kirk provided the staff report and answered questions of the Commission. PUBLIC COMMENT Ron Stark, 9900 Santa Lucia Road, applicant, stated, in response to questions by the Commission, that it is approximately 60 feet down to the creek on his property and there is more than adequate space for parking. Chairman Eddings closed Public Comment. MOTION: By Commissioner Blaser and seconded by Commissioner Kelley to adopt Resolution No. PC 2001-025, certifying the proposed Mitigated Negative Declaration 2001-0017 and approving Tentative Parcel Map 2001-0016, a request to subdivide a 7.23 acre lot into two parcels; 4.53 acres and 2.70 acres each, based on findings and subject to conditions. AYES: Commissioner Blaser, Kelley, Fonzi, Norton, Jeanes and Chairman Eddings. NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. 2. PROJECT DESCRIPTION: TENTATIVE PARCEL MAP 2001-0014: The proposed project is a Parcel Map subdividing two existing lots into four parcels. One of the existing parcels currently contains a single-family residence. The other existing parcel is vacant. The proposed subdivision will result in three vacant lots that will be available for new single-family residential development. A new access driveway extending from the existing driveway will be designed to serve the new parcels. General Plan Designation: Low Density Single Family; Zoning District: RSF-Z, minimum lot size 1.5 to 2.5 acres (calculated to be 1.59 acres using performance standards); APN 031-192- 016; Address: 6350 Navarette Avenue, Atascadero; Applicant Neal and Dana Bolton. PROPOSED ENVIRONMENTAL DETERMINATION: PROPOSED MITIGATED NEGATIVE DECLARATION 2001-018: The Initial Study has determined that the proposed project will not have a significant adverse impact on the environment, when mitigation measures are implemented. 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 review through June 5, 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 adopt Resolution No. PC 2001-024, certifying the proposed Mitigated Negative Declaration 2001-018 and approving Tentative Parcel Map 2000- 0014, based on findings and subject to conditions. Assistant Planner Phil Dunsmore provided the staff report and answered questions of the Commission. PUBLIC COMMENT Neal Bolton, 6350 Navarette Avenue, property owner, addressed the Commission's question regarding the septic system stating that the top lot had been stripped of soil over 20 years ago leaving no good soil for septic system percolation. Therefore, the mound system will not be a standard one but rather a means to disperse the effluent into the soil. Regarding the culvert, he has met twice with Department of Fish and Game representatives who felt that this was not a creek and therefore their input was not needed. There are approximately 300 trees on this property and nine will need to be removed for turnouts. Regarding home size, for two of the lots a 2,500 square foot house would be adequate, while the lot on top of the hill has more space and could accommodate a larger home. Joan O'Keefe, 9985 Old Morro Road East, read from a prepared statement outlining two issues of concern with this subdivision: Lot configuration and percolation rates. (Attachment 1) Chairman Eddings closed Public Comment. Commissioner Kelley expressed his support for the project. Commissioner Fonzi asked about the trimming of the tree canopy. Assistant Planner Dunsmore stated that the tree canopy area above the driveway would be pruned. Commissioner Norton inquired about drainage on the front of the property and if it were adequate for the additional three houses proposed for the site. Mr. Dunsmore stated that the overlay would not include correcting drainage, and referred the question of adequacy of drainage to the City Engineer. Commissioner Blaser felt that the design is well planned with minimal impact to the trees. MOTION: By Commissioner Kelley and seconded by Commission Blaser to adopt Resolution No. PC 2001-024, certifying the proposed Mitigated Negative Declaration 2001-018 and approving Tentative Parcel Map 2000-0014, based on findings and subject to conditions. AYES: Commissioners Kelley, Blaser, Norton, Fonzi, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Chairman Eddings adjourned the Special Session at 6:40 p.m. to the Regular Meeting at 7:00 p.m. REGULAR MEETING, 7:00 P.M. Chainnan Eddings called the meeting to order at 7:05 p.m. PUBLIC COMMENT None CONSENT CALENDAR 3. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF JUNE 5, 2001. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelley to approve the Consent Calendar. AYES: Commissioners Fonzi, Kelley, Blaser, Norton, Jeanes and Chairman Eddings. NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. PUBLIC HEARING ITEM CONTINUED FROM 6/5/01 4. PROJECT DESCRIPTION: GPA 2000-0001 GENERAL PLAN UPDATE: REVIEW OF DRAFT LAND USE PLAN: This project is continued for deliberation (public hearing portion was closed on 6/5/01). The Planning Commission will be deliberating the consideration of a recommended Draft Land Use Map to the City Council for use in the General Plan Update process. The Draft Land Use Map will be used for the preparation of a Draft General Plan Document and Draft environmental Impact Report. No formal action to amend the current General Plan will be taken at this meeting. Chairman Eddings announced that the public hearing had been closed at the previous meeting, but that additional public comment would be taken prior to Commission deliberations. Public comment would be limited to 3 minutes. Principal Planner Warren Frace gave a brief overview of the staff report given at the June 5, 2001 meeting, and addressed the key points of discussion from that meeting. REOPENED PUBLIC COMMENT Joan O'Keefe, 9985 Old Morro Road East, read from a prepared statement addressing her concerns regarding the Urban Service Line, prime multi -family areas, zone changes for the Rochelle/Gearhart property, parks, bonus densities for affordable housing and the need for a grading ordinance. (Attachment 2) Marissa Todd, 4500 Del Rio Road, speaking on behalf of the Atascadero's Horseman's Club, read from a prepared statement expressing the Club's concern regarding the Kelly Gearhart housing development located in the LUA-7 section of the general plan update and the need for public access to the de Anza Historic Trail in that area. (Attachment 3) Levi Barrett, 1950 Traffic Way, spoke on behalf of himself and Wade Tilly who resides at 4505 Santa Cruz. He feels the build out figure is arbitrary and this method of planning is fraught with difficulty. Richard Shannon, 5070 San Benito Road, requested clarification on the zoning for the intersection of Del Rio Road and El Camino Real. Jerry Johnson, Obispo Road and Traffic Way, stated that he would like to see smaller lots in the area near his home. Mike Baumberger, Atascadero Avenue, encouraged the Commission to change the zoning in the area near his property to one-half acre lots. Alan Thomas, 9520 Marchant Way, asked if City Staff would recalculate the population numbers based on adoption of the eight Policy Options. Principal Planner Frace responded that staff would communicate the potential impacts of the Policy Options when the Draft Plan is presented to the Council. The EIR will address all potential impacts. A letter was received from the Traffic Way Property Owners regarding the zoning change for the San Benito School area. (Attachment 4) Chairman Eddings closed Public Comment. There was a brief question and answer period before deliberations began. POLICY OPTION #1: URBAN SERVICES LINE Commissioner Fonzi referred to page no. 73, second bulleted item, "Provision of all services should be considered," and stated that she does not feel that statement should be included in this Policy Option and would like to see it removed. Commissioner Norton asked for additional information on the wastewater treatment plant capacities. Principal Planner Frace stated that the Regional Quality Control Board reissued Atascadero's Discharge Permit in March. At that time the discharge amount was increased from 1.67 million gallons per day (MGD) to 2.39 MGD. Currently the average daily rate is 1.4 MGD. The actual capacity of the infiltration basins is 11.6 MGD. Occasional storms which exceed the 10 year event will bring rain water into the system and will cause the average daily peak to exceed the old 1.67 MGD rate, however, in the past 12 years the rate has never come close to 2.39 MGD. Based on the new 2.39 MGD rate and the city growing at an average of 1% per year, it will take approximately 40 years to use up that capacity. The plant meets all State standards. Commissioner Jeans asked if it was feasible to remove bulleted item 2 on page no. 73 per Commissioner Fonzi's recommendation. Mr. Frace stated that staff is looking for a recommendation from the Commission as to the area to be included in the Urban Services Line. The USL is not an entitlement but rather an intention for the future; the intent is not to require all within the area to sewer their properties. Mr. Frace suggested the recommendation could include language to read "The Urban Service Line be adopted as shown on the attachment, but the intent would not be to require all parcels within the USL to connect to sewer." MOTION: By Vice Chairman Jeanes and seconded by Commissioner Fonzi to recommend to the City Council the expansion of the Urban Service Line as proposed under Policy Option #1 as follows: Recommended Option 1. Recommend adoption of the revised Urban Service Line as shown. 2. Develop a policy that not all lots with the Urban Service Line are required to be served by sewer. AYES: Commissioners Jeanes, Fonzi, Norton, Blaser, Kelley and Chairman Eddings. NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. POLICY OPTION #2: LAND USE DESIGNATION Commissioner Fonzi asked about performance requirements for the SFR -X land use designation. Principal Planner Frace explained that this was the high-density single family district which under the current zoning ordinance is a flat one-half acre, however, if the parcel does not have sewer then it falls under the Basin Plan which requires at least one acre. Chairman Eddings referred to a letter the Commission received from the Chamber of Commerce pertaining to the Commercial/Industrial zoning in which they recommend two broad zones, one Commercial and one Industrial, to give applicants more flexibility to handle issues at the staff level. Mr. Frace indicated that staff agrees with the industrial recommendation. In the commercial districts staff is recommending consolidation of neighborhood commercial, tourist commercial, office district and retail commercial into a single designation called General Commercial. Staff felt it was appropriate to keep Service Commercial separated at a general plan level so heavier service uses do not encroach into residential areas. The Downtown designation is one of the commercial uses that is specific to the downtown and should be kept separate. The Commercial Park designation is a special district for light industrial and commercial with many specific requirements suited to the northern El Camino area. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelley to recommend Policy Option #2 as follows: Recommended Option 1. Recommend incorporation of the new Land Use Designations in Updated General Plan AYES: Commissioners Fonzi, Kelley, Blaser, Norton, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. POLICY OPTION #3: PD -7 DISTRICT EXPANSION Principal Planner Frace provided the staff report and answered questions of the Commission. Commissioner Fonzi stated that she would like to see the definition of Prime Multi Family areas included within the General Plan as stated on page no. 92. Additionally, she would like to add to Option #3 that the PD -7 overlay be applied to properties that can provide a "demonstrable public benefit" such as open space or recreational use or tree conservation, etc. Chairman Eddings indicated that he prefers that PD -7 not be allowed in the high or medium density multi -family zoned lots. He feels that this is how apartment properties are lost. MOTION: By Vice Chairman Jeanes to recommend to the City Council the PD -7 recommendations as set forth by staff preserving prime multi -family areas with the four points as outlined on page no. 92. Commissioner Fonzi requested the Motion be amended to add that the PD -7 overlay be applied to properties that can provide a demonstrable public benefit such as open space, recreational use, affordable and senior housing, etc. A discussion ensued regarding Commissioner Fonzi's amendment. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Kelley to recommend to the City Council Policy Option #3 as follows: Recommended Recommend that standards for a new PD -7 type overlay district be developed for the SFR -X land use designation in order to allow small lot single family infill development. 2. Recommend that RMF property meeting the following standards be preserved as "prime" multi -family areas for apartment development and preclude conversion to PD -7. a. Lot size: Lots or contiguous ownership of 2+ acres. b. Slope: Below 10% C. Arterial or collector street access d. Neighborhood compatibility with apartment development AYES: Commissioners Jeanes, Kelley, Fonzi, Norton, Blaser and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. MOTION: By Commissioner Fonzi that the PD -7 overlay be applied to properties that can provide a demonstrable public benefit. Motion failed by the lack of a second. POLICY OPTION #4: CREEK SETBACKS Principal Planner Frace provided the staff report and answered questions of the Commission. Chairman Eddings expressed his belief that the creeks in Atascadero could be used as a recreational asset for the city with trails and restaurants with balconies, etc. Mr. Frace responded that this is the reason for different standards for creek setbacks. In the downtown a better urban interface is desirable but without threatening the health and integrity of the creek. Vice -Chairman Jeanes stated that it was important to maintain the integrity of the downtown master plan. She would like to see the creek be pedestrian friendly and feels flexible standards are necessary. However, further out from the downtown she feels larger setbacks must be required. Commissioner Kelley did not feel private homeowners should be penalized with a flexible standard, and he would like to see a practical, uniform standard for creeks. Commissioner Norton would like to see setbacks with teeth in them. She feels standards have been too vague in the past. Vice -Chairman Jeanes inquired about small lots and standard setbacks. Mr. Frace stated that there should be flexibility in areas where one lot may be small and non -conforming, allowing it to build closer to the creek. Larger lots would be held to a larger setback. He suggested that staff could come back with a recommendation that combines several approaches if the Commission feels the issue of creek setbacks should be given consideration. MOTION: By Commissioner Norton to recommend that bulleted item no. 2 should read "A need for setback protection," and to recommend setback standards for each zoning area be developed to protect blue line creeks. Commissioner Kelley felt that by looking at different zonings, different standards would be developed. He feels that it is the same creek and the same habitat and therefore standards should be uniform. Commissioner Blaser feels that the issue of flexibility must be kept in the recommendation. MOTION: By Commissioner Norton and seconded by Vice -Chairman Jeanes to recommend adoption of Policy Option #4 as follows. Recommended Option 1. Recommend that tiered setback standards for each area be developed to protect blueline creeks with special Downtown Master Plan consideration. AYES: Commissioners Norton, Jeanes, Fonzi and Blaser NOES: Commissioner Kelley and Chairman Eddings ABSTAIN: None Motion passed 4:2 by a Noll -call vote. POLICY OPTION #5: AFFORDABLE HOUSING Principal Planner Frace provided the staff report and answered questions of the Commission. Option #5A: Affordable Housing Second Units Commissioner Kelley suggested that the Conditional Use Permit process be used during the trial period to allow for public input. Commissioner Norton asked about street repair and parking. Mr. Frace indicated that street repair could be considered as part of the CUP process. Staff is recommending covered off-street parking for guest homes. Commissioner Fonzi felt there should be a time frame for the trial period. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Fonzi that the Planning Commission recommend to the City Council Policy Option #5A for affordable housing on second units to begin with a pilot program and include all of the recommended options as set forth for the public's information which include staff looking at lot size, size restrictions, sewer connection, covered parking, maximum slope, native tree impacts, architectural appearance, setbacks, neighborhood compatibility, and a Conditional Use Permit process, and that the program would also include a timeframe for pilot program review, would eliminate Guest Houses in the SFR -Y land uses and continue to allow Guest Houses in the SFR -X, SFR -Z and SSF land uses. Commissioner Norton requested an amendment to the Motion to include road improvement on the list of recommended options. Chairman Eddings felt that roads should not be included in the Motion, but rather should be dealt with during the Conditional Use Permit process and suggested any road improvements should be limited to the frontage of the parcel to the centerline of the street. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Fonzi that the Planning Commission recommend to the City Council Policy Option #5A as follows: Recommended Options 1. Develop Second Unit standards that address the following: • lot size (1 ac min) • size restriction • sewer connection • covered parking • maximum slope • native trees impacts • architectural appearance • setbacks • neighborhood compatibility • Conditional Use Permit approval process 2. Begin with a pilot program to allow second units in the SFR -Y (1 - 1.5 acre lot min) land use with annual program report to the Planning Commission. 3. Eliminate Guest Houses in the SFR -Y land uses. 4. Continue to allow Guest Houses in the SFR -X, SFR -Z and SSF land uses. AYES: Commissioners Jeanes, Fonzi, Kelley, Norton, Blaser and Chairman Eddings. NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. MOTION: By Commissioner Norton and seconded by Commissioner Blaser to amend the Motion to include roads in the developing of the second unit standards and to limit the road improvement to the front of the property to the centerline of the street. AYES: Commissioners Norton, Blaser, Jeanes NOES: Commissioners Fonzi, Kelley and Chairman Eddings ABSTAIN: None Motion nullified 3:3 by a roll -call vote. Policy Option #5B: Affordable Housing - Mixed Use Multi -Family Residential in Retail District Principal Planner Frace provided the staff report and answered questions of the Commission. MOTION: By Commissioner Kelley and seconded by Commissioner Blaser to recommend adoption of the Policy Option 5B as follows: Recommended Options Allow mixed use multi -family residential projects within the Commercial Retail and Commercial Professional zoning districts as a conditionally allowed use. 2. Require mixed use residential to be attached, multi -family type development. 3. Require all residential projects along Morro Road to include a commercial or office storefront along the street frontage with parking to the rear. 4. Allow exclusive multi -family residential development along El Camino Real. AYES: Commissioners Kelley, Blaser, Fonzi, Norton, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Policy Option #5C: Affordable Housing — Multi -Family Density (units vs. bedrooms) Principal Planner Frace provided the staff report and answered questions of the Commission. Chairman Eddings felt that allowing a density of 16 units was too low and suggested a figure of 24 units per acre and maintaining the density bonus for affordable housing as currently written. Commissioner Kelley would like to see the density at 22 units while encouraging the low-income density bonus and an architectural design bonus. MOTION: By Chairman Eddings and seconded by Vice -Chairman Jeanes to recommend adoption of Policy Option #5C as follows: Recommended Options 1. Recommend that multi -family densities be calculated by units rather than bedrooms. 2. Recommend increasing the maximum allowable multi -family density to 22-units/ac in certain areas. AYES: Commissioners Jeanes, Kelley, Fonzi, Norton, Blaser and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a Noll -call vote. Policy Option #51): Affordable Housing — Senior Housing Principal Planner Frace provided the staff report and answered questions of the Commission. Chairman Eddings would recommend allowing 26 to 28 deed restricted senior apartments per acre and allow the density bonus and reduce the parking to one parking space per unit with consideration for less if it is along a bus route. Commissioner Fonzi would like a statement as to what specifically the incentive bonus would be. MOTION: By Chairman Eddings and seconded by Commissioner Kelley to recommend the General Plan provide density bonus incentives for deed restricted senior housing development allowing 24 senior units per acre with an additional 25% density bonus for affordable senior housing, with a minimum of one parking space per unit and one guest parking space per five units. AYES: Commissioners Kelley, Jeanes and Chairman Eddings NOES: Commissioners Fonzi, Norton and Blaser ABSTAIN: None Motion nullified 3:3 by a roll -call vote. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Norton to recommend Policy 5D as follows: Recommended Option 1. Recommend that the General Plan provide a density bonus incentive for deed -restricted senior housing development projects and that staff look into various options for such. AYES: Commissioners Jeanes, Norton, Fonzi, Kelley and Blaser NOES: Chairman Eddings ABSTAIN: None Motion passed 5:1 by a roll -call vote. Policy Option #5E: Affordable Housing — Inclusionary Housing Principal Planner Frace provided the staff report and answered questions of the Commission. MOTION: By Vice -Chairman Jeanes and seconded by Chairman Eddings to recommend Policy Option 5E as follows: Recommended Option 1. Consider the adoption of an inclusionary affordable housing program similar to the City of San Luis Obispo. AYES: Commissioner Jeanes, Blaser, Norton, Kelley, Fonzi and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Chairman Eddings called a recess at 9:25 p.m. Chairman Eddings called the meeting back to order at 9:35 p.m. POLICY OPTION #6: SERVICE COMMERCIAL LOCATIONS Principal Planner Frace provided the staff report and answered questions of the Commission. Commissioner Fonzi stated that she felt it was important to have a Conditional Use Permit process attached to this option. Mr. Frace indicated that within the General Commercial the Planning Commission has already made this recommendation. This would simply create more General Commercial areas. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Kelley to recommend Policy Option 6 as follows: Recommended Option 1. Re -designate Service Commercial land uses on the east side of El Camino to General Commercial. AYES: Commissioners Jeanes, Kelley, Norton, Blaser, Fonzi and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. POLICY OPTION #7: UNINCORPORATED AREAS Principal Planner Frace provided the staff report and answered questions of the Commission. Commissioner Fonzi felt that in the future when recommending annexation policies, the emphasis be placed on cost/benefit to the City. MOTION: By Commissioner Blaser and seconded by Commissioner Norton to recommend Policy Option 7 as follows: Recommended Option 1. Area A: Develop Future Annexation Policies 2. Area B: Remote: Leave in County 3. Area C: Developed: Leave in County 4. Area D: 400 undeveloped lots: City Control via Annexation Develop Future Annexation Policies 5. Area E: Developed: Leave in County AYES: Commissioners Blaser, Norton, Fonzi, Kelley, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. POLICY OPTION #8: LOT SIZE INCONSISTENCIES Principal Planner Frace provided the staff report and answered questions of the Commission. Commissioner Norton indicated that in walking many of these lots she has noticed that most have a rural atmosphere, which she feels must be preserved, and she agrees with option no. 3 where the process is applied to individual lots. MOTION: By Commissioner Fonzi and seconded by Vice -Chairman Jeanes to adopt Option No. 8 as follows: Recommended Option 1. Develop a customized Planned Development (PD) overlay process that could be applied to individual lots that are inconsistent with surrounding lots. AYES: Commissioners Fonzi, Jeanes, Kelley, Norton, Blaser and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Norton to add an additional Policy Option 9 as follows. Recommended Option 1. Review the parking standards for mixed use residential development within the Downtown land use designation as part of the General Plan Update. AYES: Commissioners Jeanes, Norton, Fonzi, Kelley, Blaser and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Commissioner Norton expressed concern that there was nothing in the General Plan Update, which addressed historic preservation for the Colony homes that may be affected by the proposed zoning changes. MOTION: By Commissioner Norton and seconded by Commissioner Fonzi to recommend an additional Policy Option 10 as follows: Recommended Option 1. The General Plan will include policies for the historic preservation of Atascadero Colony homes. AYES: Commissioners Norton, Fonzi, Kelley, Blaser, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. REFINED DRAFT LAND USE PLAN MAP RECOMMENDATION RESOLUTION Principal Planner Frace reviewed the process to date, provided the staff report and answered questions of the Commission. The Commission agreed to deliberate on the map by reviewing specific sub areas one by one. San Benito Area (LUA 11) Commissioner Kelley discussed the lots on Traffic Way and the proposals submitted by the property owners over the last several years. He felt their proposals should be included in the General Plan Update. He recommended one -acre minimums with septic systems. MOTION: By Commissioner Kelley and seconded by Vice -Chairman Jeanes to recommend one -acre minimum lots with septic systems for the area along Traffic Way in the San Benito School area (LUA-11). AYES: Commissioners Kelley, Jeanes, Blaser, Fonzi and Chairman Eddings NOES: Commissioner Norton ABSTAIN: None Motion passed 5:1 by a roll -call vote. Commissioner Fonzi expressed concern regarding loss of the Transient Occupancy Tax if the approved R.V. Park in the current recreation zone at the north end of town goes. North End A discussion ensued regarding the north end zoning changes. The Commission felt that they would like this area at the north end to remain Recreational with access to the proposed bicycle trail and the de Anza trail and with an adjacent area going to residential. It was decided to separate this area out of the Motion and return to it separately. MOTION: By Commissioner Kelley and seconded by Commissioner Blaser to recommend acceptance of that portion of the North End Draft Land Use Map exclusive of the Rochelle Property area north of Home Depot. AYES: Commissioners Kelley, Blaser, Norton, Fonzi, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Rochelle Property MOTION: By Commissioner Kelley and seconded by Chairman Eddings that the property previously zoned for an R.V. Park be changed to Single -Family Residential, 50 unit maximum, and change the designation to Suburban Estate to the south of this area and leave the existing Suburban designation with no change to the other property as indicated on the map, and the bike path to be built along the Mackey parcel as a condition of approval for the zone changes on the other property. AYES: Commissioners Kelley, Jeanes and Chairman Eddings NOES: Commissioners Fonzi, Norton and Blaser ABSTAIN: None Motion nullified 3:3 by a roll -call vote. MOTION: By Commissioner Fonzi and seconded by Commissioner Norton that the property to the north be retained as Recreational zoning and the property south of that between it and Ferrocaril be designated as Suburban Estates. AYES: Commissioners Fonzi, and Norton NOES: Commissioners Blaser, Kelley, Jeanes and Chairman Eddings Motion failed 4:2 by a roll -call vote. MOTION: By Commissioner Kelley and seconded by Chairman Eddings that the R.V. Park be zoned for Single -Family Residential 50 units maximum, change the designation to Suburban Estates for the property to the south of there, leave the existing Suburban designation to the one triangle lot and let the bike path to be built along the Mackey parcel be a condition of approval of the zone change with the developer improving that parcel as seen fit by the City. Commissioner Blaser proposed an amendment to the Motion to provide for equestrian access to the river, which would enable trucks with horse trailers to get to the river. MOTION: By Commissioner Kelley and seconded by Chairman Eddings that the R.V. Park be zoned for Single -Family Residential 50 units maximum, change the designation to Suburban Estates for the property to the south of there, leave the existing Suburban designation on the one triangle lot and let the bike path to be built along the Mackey parcel be a condition of approval of the zone change with the developer improving that parcel as seen fit by the City, and providing equestrian access to the river. AYES: Commissioners Kelley, Blaser, Jeanes and Chairman Eddings NOES: Commissioners Fonzi and Norton ABSTAIN: None Motion passed 4:2 by a roll -call vote. Central Core Commissioner Kelley suggested a change to the map: the lot at Morro Road and Atascadero Avenue (Lot 14), currently zoned Multi -Family, be rezoned to Commercial Professional to make it compatible with surrounding properties. Chairman Eddings indicated that there was a request before the Commission to rezone a lot on Capistrano Avenue to High Density Multi -Family. Principal Planner Frace stated that staff feels the Low Density Multi -Family zoning is appropriate for that site given the slope and oak trees on the property as well as the access to Stadium Park. Commissioner Kelley felt that the request for the change to High Density Multi -Family should be shown on the map. MOTION: By Vice -Chairman Jeanes and seconded by Commissioner Kelley that the Commission recommend to the City Council the refined land use plan in the central area of town as proposed by staff with the change to Office for lot 14 located between Morro Road and Atascadero Avenue. AYES: Commissioners Jeanes, Kelley, Norton, Fonzi, Blaser and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. Principal Planner Frace asked if the intent of the Motion was to include the recommendation on the Curbaril/El Camino site. Commissioner Jeanes stated that it was. South End MOTION: By Commissioner Kelley and seconded by Commissioner Blaser to accept the South End proposal as is. AYES: Commissioners Kelley, Blaser, Fonzi, Norton, Jeanes and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. MOTION: By Vice -Chairman Jeanes and seconded by Chairman Eddings to adopt Resolution 2001-026 with the all of the amendments to the land use map as approved by the Commission. AYES: Commissioners Jeanes, Kelley, Fonzi, Blaser, Norton and Chairman Eddings NOES: None ABSTAIN: None Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS Community Development Director Lori Parcells announced that the elevators will be out of operation beginning next week and therefore, both July meetings will be held at the Lake Park Pavilion. Director Parcells asked about Commission attendance at the next meeting, which is scheduled for the evening before the 4th of July. A poll was taken and it was determined that a quorum would be possible and the meeting will proceed as scheduled. COMMISSIONER COMMENTS & REPORTS None ADJOURNMENT Chairman Eddings adjourned the meeting at 11:00 to the next regularly scheduled meeting on July 3, 2001, 7:00 p.m. at the Atascadero Lake Park Pavilion. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary Warren Frace, Planning Services Manager Cdvlpmnt/PC Minutes 01/PC Minutes 06-19-01.gp.doc