HomeMy WebLinkAboutPC Minutes 10-21-03CITY OF ATASCADERO
PLANNING COMMISSION MINUTES
Regular Meeting
October 21, 2003 — 7:00 P.M.
CALL TO ORDER
Chairperson Fonzi called the meeting to order at 7:00 p.m. and Commissioner Porter led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Beraud, Jones, O'Keefe, Porter, Vice Chairperson Kelley
and Chairperson Fonzi
Absent: None
Staff: Community Development Director Warren Frace, Planning Services Manager
Steve McHarris, City Engineer Steve Kahn, Associate Civil Engineer Jeff van den
Eikhof, Associate Planner Kelly Gleason, Associate Planner Kerry Margason,
Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to approve the
agenda.
AYES: Commissioners O'Keefe, Jones, Bentz, Beraud, Porter, Kelley and Chairperson
Fonzi
NOES: None
ABSTAIN: None
Motion passed 7.0 by a Noll -call vote.
PUBLIC COMMENT
Bill Obermeyer, Carrizo Road, President of Atascadero Horsemen, thanked the Planning
Commission for their hard work and requested that future planning include easements for trail
corridors, walking trails, etc. He would like to see Atascadero become an end destination for
visitors.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON SEPTEMBER 16, 2003.
2. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON OCTOBER 7, 2003.
3. APPROVAL OF RESOLUTION PC 2003-0091 DENYING A TREE REMOVAL
PERMIT LOCATED AT 8270 TOLOSO ROAD (TRP 2003-0039: MIKE
MESSER).
MOTION: By Commissioner Jones and seconded by Chairperson Fonzi to approve Items #1
through 3 of the Consent Calendar.
AYES: Commissioners Jones, O'Keefe, Porter, Beraud, Bentz, Kelley and Chairperson
Fonzi
NOES: None
ABSTAIN: None
Motion passed 7.0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS - None
PUBLIC HEARINGS
4. CONDITIONAL USE PERMIT 2003-0095: 9190 SAN DIEGO WAY: 88 -UNIT
APARTMENT COMPLEX
Applicant:
JRM Enterprises, 1050 Herdsman Way, Templeton, CA 93465 Phone: 238-5313
Project Title:
Southside Villas Apartments — CUP 2003-0095 for a 86 -unit Multi -Family Residential Development
Project
Location:
San Diego Way Lots 9, 11, 12, and 13; Block 66, Atascadero, CA 93422
(San Luis Obispo County) APN 045-352-002, 003, 004, 006, 007.
Project
The proposed project consists of an application for a Conditional Use Permit to establish an 86 -unit
Description:
apartment development. The project will include 74 two bedroom units of approximately 857 square
feet and 12 three bedroom units of approximately 1048 square feet. No native oak trees are proposed
for removal.
General Plan Designation: High Density Multi -Family
Zoning District: Residential Multi -Family — 16
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Mitigated Negative Declaration is available for public review through 10/21/03 at 6500
Determination:
Palma Avenue, Community Development Dept., from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Commissioner Jones stepped down from consideration of this item stating he has a professional
relationship with one of the applicants.
Associate Planner Kelly Gleason provided the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Peter Josserand, JRM Development, applicant's representative, answered questions of the
Commission. He expressed concern over the cost of the ledge stone required as an architectural
element on the buildings. Mr. Josserand stated he would be willing to consider setting aside a
three-bedroom unit as low-income housing and requested the option of substituting another
decorative embellishment for the ledge stone.
Chairperson Fonzi closed the Public Comment period.
Vice Chairperson Kelley commented that this was a good project and would produce more
affordable units then have been before the Commission in some time. He has two concerns he
would like to see addressed in the motion: 1) that staff work with the applicant on the rock
applications on the outside of the buildings, and 2) the placement of a stop sign on San Diego
Way or some alternative approved by the City Engineer.
Commissioner O'Keefe indicated that she would like a condition added that would set aside at
least one of the three bedroom units for the low or very low-income level. She had no problem
with removing the requirement for the ledge stone to reduce the cost.
City Engineer Kahn suggested that if the applicant were in agreement, he could sit down with the
traffic engineer and the applicant and take a close look at the traffic situation and bring back, at
the next Commission meeting, the one issue of access off San Diego Way.
Chairperson Fonzi asked about the possibility of preserving the oak tree by changing the
alignment of El Camino Real. City Engineer Kahn recommended that this issue be looked at
more closely and brought back to the Commission. He suggested if the oak tree is removed there
be a discussion with the applicant that the on site landscaping be used as a mitigation for that
tree, requiring them to plant native trees.
Steve Oros, traffic engineer for the applicant, answered questions of the Commission and
indicated the applicant's willingness to work with the City Engineer on traffic calming measures.
Commissioner Beraud stated that 3,000 square feet was not large for a tot lot and suggested the
Commission consider taking out the 10 -foot setback along the property line enabling the parking
space near the tot lot to be moved to that location, resulting in a larger tot lot. She indicated that
she is in support of Vice Chairperson Kelley's suggestion of a stop sign on San Diego Way.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner O'Keefe to adopt
Resolution No. PC 2003-0102 certifying Proposed Mitigated Negative
Declaration 2003-0035 and approving the Master Plan of Development (CUP
2003-0095) based on findings and subject to Conditions of Approval and
Mitigation Monitoring with the following exceptions: 1) staff will work with the
applicant regarding the replacement of ledge stone around and in front of the
buildings, 2) that the City Engineer will work with the traffic engineer for the
project and come back in two weeks with a mitigation for the merging traffic out
of the project onto San Diego Road, with the preference of a stop sign being put
in place, and 3) one of the three-bedroom units will be set aside for low income
housing.
AYES: Commissioners O'Keefe, Beraud, Porter, Bentz, Kelley and Chairperson Fonzi
NOES: None
ABSTAIN: None
Motion passed 6:0 by a roll -call vote.
Commissioner Jones rejoined the hearing.
5. TENTATIVE TRACT MAP 2002-0023: 8805 SAN RAFAEL 5 -LOT
Applicant:
Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422, 461-7504
Owner:
Eagle Ranch LLC, P.O. Box 25010, Ventura, CA 93002, (805) 648-3363
Project Title:
Tentative Tract Map 2002-0023
Project
8805 San Rafael Road, 8550 San Gabriel Road, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-311-005 / 056-371-018
Project
The proposed project consists of a tract map subdividing three existing vacant lots into five parcels.
Description:
Five parcels will be created allowing the development of five vacant individual residences. The project
includes building envelopes with proposed driveways for each lot. The project site is located within
the Residential Suburban (RS) zoning district. The new development will take access from San Rafael
Road and from an access easement across lot four. Onsite septic systems will be used for wastewater
and water service will be provided by Atascadero Mutual Water Company. General Plan Designation:
RE Zoning District: RS
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Mitigated Negative Declaration is available for public review through 10/21/03 at 6500
Determination:
Palma Avenue, Community Development Dept., from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Planning Services Manager Steve McHarris provided the staff report and answered questions of
the Commission.
City Engineer Steve Kahn commented that staff had required this project to construct a road (San
Rafael) to a rural local road type A standard; 20 feet of paving with four feet of shoulder on
either side.
PUBLIC COMMENT
Kelly Gearhart, 6205 Alcantara Avenue, applicant, answered questions of the Commission. Mr.
Gearhart indicated that it is unlikely he will be building the homes on this site.
Susan Literal, 8605 San Rafael, expressed the following concerns with the project: 1) emergency
egress for cars, livestock trailers, etc., she would like to see a secondary road to San Gabriel at
some point, 2) on building pads 4 and 5, she would like to see a step foundation feeling that slab
on grade with a steep slope will prevent growth of plants or trees and will make the slope
unusable.
Steven Good, 8830 San Gabriel, felt it was a mistake to add lots 4 and 5, as they do not conform
to the other lots in the area. However, if these lots are permitted, he feels there should not be a
road as shown in the plans but rather a road should be constructed that will be divided between
lots 2 and 3, considered a driveway and go into lots 4 and 5. Additionally, Mr. Good expressed
concern that the applicant will not actually be developing the lots.
Lori Mello, 8695 San Rafael, felt this project would change the character of the neighborhood in
that most lots in the area are 5 -acre parcels. She feels allowing the smaller lots will set a
precedent for taking these lots out of the agriculture preserve and changing them into a higher
density than what actually exists. She would like to see traffic calming measures in place once
the road is paved, and in addition, at the intersection of Los Osos Road and San Rafael there
currently is no stop sign and the right of way is confusing, she would like to see a stop sign at
this location.
Clem Bock, 8855 San Rafael, agreed with the prior speaker on her assessment of the traffic
problem at the intersection of Los Osos Road and San Rafael. He urged the Planning
Commission to not allow a lesser road width and expressed concern with the configuration of the
lots and the access to lots 4 and 5. Mr. Bock felt a driveway between lots 2 and 3 should access
lots 4 and 5.
Steve McCain, 8585 San Rafael, felt that San Rafael Road should be widened and improved all
the way to Los Osos.
Cherie Condit, 8465 San Rafael, indicated that she lives at the intersection of Los Osos and San
Rafael and stated that people do drive very fast on the road and it is dangerous where the culvert
on her property causes the road to narrow with a very steep drop off. She felt a yield sign should
be placed at the location. Ms. Condit questioned the notification process for this project; given
the rural nature of the area 600 feet for notification is not sufficient.
Regina Troutman, 8840 San Gabriel Road, stated her concern with lots 4 and 5 which she felt
don't make sense. She would like to see the area stay within the 3 to 5 acre lot sizes, and
questioned what type of houses would be going in on the sites and their effect on property
values.
Ron Bell, 8800 San Gabriel Road, stated that most neighbors do not have concerns with lots 1, 2
and 3, but are troubled by lots 4 and 5. He questioned what would be the effect on the oak trees
of developing those two lots and asked the Commission to keep the rural environment of the
area. Mr. Bell agreed that the driveway for lots 4 and 5 should go through lots 1 and 2, or on a
diagonal from lot 3 to lot 4 then 5.
Steven Good reminded the Commission that when staff worked on the Yellow Rose Ranch it
was agreed that notification would be extended to 1,000 feet in rural areas.
Chairman Fond closed the Public Comment period.
Chairperson Fonzi asked staff and the applicant to address questions raised during the Public
Comment period.
Commissioner O'Keefe felt it was important to condition lots 4 and 5 to require stepped
foundations. She agreed that a three way stop was a good idea for this neighborhood.
Commissioner Kelley concurred with the applicant that the current placement of the road is the
best given the topography of the area and grading impacts. Regarding speeding on San Rafael,
he felt it was mostly the residents in the area who use the road and perhaps some form of self -
policing is called for, however, he acknowledged that something should be done at that
intersection.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Porter to adopt
Resolution No. PC 2003-0097 certifying the proposed Mitigated Negative
Declaration 2003-0033 and approving Tentative Tract Map 2002-0023 (Tract
2491), a request to subdivide three parcels totaling 16.47 acres into five parcels of
3.05, 3.05, 2.80, 3.73, and 3.80 acres gross based on findings and subject to
conditions with the following change to Condition of Approval No. 32:
Construction of San Rafael Road to City Standard 401, across the entire
property frontage and extending westerly to connect with the pious!
�N� portion of San Rafael Road previously constructed to City
Standards will be required prior to recordation of the final map. Complete
public improvement plans shall be submitted to the Public Works
Department for review and approval prior to issuance of building permits.
With an additional condition that the intersection of Los Osos and San Rafael be
looked at by the City Engineer and mitigated to reduce any traffic hazards.
AYES: Commissioners Porter, Jones, Bentz, Kelley and Chairperson Fonzi
NOES: Commissioners O'Keefe and Beraud
ABSTAIN: None
Motion passed 5:2 by a roll -call vote.
Commissioner O'Keefe stated that she voted against the project because she feels conditions
should be added to lots 4 and 5 that construction be a step foundation.
Commissioner Beraud indicated that she had voted against the project for the same reason as
Commissioner O'Keefe.
Commissioner Bentz stated that he was voting in favor of the project because a building permit
will have to be taken out and those conditions can be addressed at that time.
6. CONDITIONAL USE PERMIT 2003-0100: HOTEL PARK OFFICE
Applicant:
Hotel Park Group, PO Box 1980, Atascadero, CA 93423
Project Title:
Modification to the master site plan established for Hotel Park
Project
5855 Capistrano Ave., Atascadero, CA 93422
Location:
APN 029-363-024
Project
The proposed project consists of an application for a Conditional Use Permit to modify the original
Description:
master site plan for the Hotel Park development. The proposed changes relate to phase II building
architecture. One oak tree is proposed for removal.
Proposed
The proposed project is within the scope of the improvements included within the original Master Plan
Environmental
of Development PPN 30-87. No new impacts are associated with the modified building designs.
Determination:
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT
Frank Henderson, 948 Patria Circle, applicant's representative, stated he differs with staff on the
design of the building and read from the first page of the Downtown Revitalization Plan, which
addresses design. He felt the revitalization plan is out of context for this site, and stated most of
his design has incorporated staff recommendations. Mr. Henderson distributed a handout to the
Commission that showed other buildings in Atascadero and their architectural similarity to the
building he wishes to construct, and stated his opinion that this building is very appropriate for
the office park setting. (Exhibit A)
Vice Chairperson Kelley asked the applicant if they would be willing to do some trim work
below the lower and upper windows similar to the Carlton Hotel. Mr. Henderson stated that they
would.
Robert Schriver, applicant's arborist, stated that it was necessary to remove the tree immediately
as there is at least 70% rot at the base and the tree is in danger of falling over. Additionally, all
branches on the tree are secondary growth growing from the outer skin and have weak
attachment. Mr. Schriver answered questions of the Commission.
Glen Lewis, general partner of Hotel Park and one of the applicants, gave a brief history of the
tree and the Hotel Park site. Mr. Lewis stated that he has been asked to provide enough space for
a large tenant, and reiterated that this space will be for office use only, not retail, which
distinguishes it from the downtown area.
Chairperson Fond closed the Public Comment period.
Commissioner O'Keefe indicated that she could see the need for one building and feels the
design does not need to conform to the downtown design plan. She asked if the applicant could
soften up the front of the building to make it appear less massive. She would like this project to
go back to staff.
Commissioner Bentz felt only the end of the building will be seen by the public, he likes the
style and feels it reflects the downtown area.
Commissioner Jones indicated that he could accept the building as designed.
Commissioner Beraud stated she would like to see setbacks on the parking and additional
landscaping to make the area more pedestrian friendly.
Commissioner Porter said he likes the design and feels it accents some of the existing downtown
buildings such as the Carlton.
Chairperson Fonzi, though she likes proposed building in general, expressed two concerns with
the building: 1) the horizontal banding is very narrow and out of proportion, she would like to
see it improved upon in some way, and 2) the corners of the building are plain and out of
character with the rest of the building.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner Jones to approve
Conditional Use Permit 2003-0100 amending Phase II of the Hotel Park Master
Site Plan to allow for a 20,707 square foot office building at APN 029-363-044
and implement the tree mitigation of $1,250 into the tree replacement fund for the
removal of a 38" oak tree, and with a condition that applicant will work with staff
so that banding will be put in place around the building similar to the Carlton
Hotel, and that the applicant will work with staff on the landscaping around the
building.
AYES: Commissioners Jones, Beraud, Bentz, Porter, Kelley and Chairperson Fonzi
NOES: Commissioners O'Keefe
ABSTAIN: None
Motion passed 6:1 by a roll -call vote.
Chairperson Fonzi recessed the hearing at 9:40 p.m.
Chairperson Fonzi called the meeting back to order at 9:50 p.m.
7. ZONE CHANGE 2003-0069 / CUP 2002-0072 / TTM 2002-0020
Applicant:
Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422, 461-7504
Project Title:
PD -9 Master Plan of Development Amendment (Rochelle Residential Project)
ZCH 2003-0069 / CUP 2002-0072 / TTM 2002-0020
Project Location:
805 El Camino Real, Atascadero, CA 93422: APN 049-043-002
Project Description:
The proposed project consists of an amendment to an existing conditional use permit (CUP 2000-0008)
to allow a 26 unit single family subdivision with a 60 unit seniors complex, know as the Rochelle
Residential Project. A use permit for a 186 -space recreational vehicle park currently exists on the site.
The applications consist of a zoning code text change to PD -9 (ZCH 2003-0069), a Master Plan of
Development for Planned Development 9 (PD -9) (conditional use permit, CUP 2003-0072) and a
tentative tract map (TTM 2003-0020). The project will include a 45.9 -acre open space parcel that will
protect the Salinas River flood plain area and provide a public park site. The site is bordered by the
Union Pacific Railroad to the south, the Salinas River to the north and Paso Robles Creek to the west.
Graves Creek bisects the site. Development areas are limited to flat bluffs above the riparian areas that
have been historically used for dry farming. Project access will be from El Camino Real in the form of a
grade separated railroad crossing bridge which is currently under construction as part of a separate
project. The site has a General Plan Designation of SFR -X (Single Family Residential '/2 ac minimum),
CREC (Commercial Recreation) and OS (Open Space) and a Zoning District RSF-X (Residential Single
Family V2 ac minimum), LS (Special Recreation) and OS (Open Space) with a Planned Development 9
overlay.
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Mitigated Negative Declaration is available for public review through 10/21/03 at 6500 Palma
Determination:
Avenue, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT
Kelly Gearhart, 6205 Alcantara, applicant, answered questions of the Commission and discussed
the trail access/staging area plans.
Bill Obermeyer thanked the planning staff and Mr. Gearhart for going out of their way to
accommodate equestrians in the community. He felt this was a good project and would create
less impact then the originally planned RV Park.
Myra Douglas, 8005 El Rutero, expressed concerns about the Anza Trail and felt it was
important to connect the trail to Templeton. Ms. Douglas spoke a little about the Anza Trail and
indicated that the equestrian trail should be located along the river on top of the edge.
Karen Larson, 4465 Carrizo, stated that she has ridden on this property for many years and at
times the river is so high the plateau area is the only way to connect to Templeton. She is
pleased with the provision for equestrian trails and hopes that the trail will be on the outer edge
of the development and not down the side of the road.
Chairperson Fond closed the Public Comment period.
Chairperson Fonzi asked Mr. Gearhart to address issues raised during the Public Comment
period. Mr. Gearhart indicated that the street access trail inside the development is primarily for
walking and biking for the housing areas, the equestrian trail will run along the 50 to 70 feet
from the back of the fence to the edge of the river embankment.
Commissioner Beraud asked Mr. Gearhart if he would approve an easement along the bluff. Mr.
Gearhart indicated that he would.
Commissioner O'Keefe felt it was important to have a defined trail for the horses given the
riparian areas included in the project. Commissioner O'Keefe complimented Mr. Gearhart for
doing a great job and being the first to meet the inclusionary housing requirements.
MOTION: By Vice Chairperson Kelley and seconded by Commissioner O'Keefe to adopt
Resolution No. PC 2003-0104, recommending that the City council certify the
proposed Mitigation Negative Declaration 2003-0054; and, adopt Resolution No.
PC 2003-0105, recommending that the City Council introduce an ordinance for
first reading to approve Zone Change 2003-0069; and, adopt Resolution No. PC
2003-0106 recommending that the City Council approve Conditional Use Permit
2002-0072 for the Master Plan of Development subject to findings and conditions
of approval; and, adopt Resolution No. PC 2003-0107 recommending that the
City Council approve Tentative Tract Map 2002-0020, subject to findings and
conditions of approval, with the changes to the following Conditions of Approval:
Condition No. 21: Adjust the proposed affordable housing in the Low Income
category to 5 units.
Condition No. 22: Workforce housing is to be applied only to the single-family
residences.
Mitigation Measure 4.a.1 will be changed to read: The developed areas of the
project will provide a 50 -foot setback from riparian canopy and 100 -foot setback
due to presence of red -legged frog along Graves Creek and Paso Robles Creek.
Condition No. 14, the last sentence will be amended as follows: The CC&R's
shall also state that eaeh tit shall have no more than dffee bedrooms an that all
exterior colors, exterior materials, and yard fencing shall be consistent with the
overall master plan of development.
AYES: Commissioners O'Keefe, Porter, Jones, Beraud, Bentz, Kelley and Chairperson
Fonzi
NOES: None
ABSTAIN: None
Motion passed 7.0 by a roll -call vote.
COMMISSIONER COMMENTS & REPORTS
Commissioner Beraud asked about a publication entitled "Atascadero City Council, keeping you
informed, Strategic Planning Program" and inquired if the publication is available to the
Commission. Mr. Frace responded that the City Clerk distributed this publication, and he was
under the impression that it had been given to the Commission. He will obtain additional copies
for the Commission.
DIRECTOR'S REPORT
Director Frace informed the Commission of several study sessions scheduled for November: 1)
Joint session with the City Council on November 13, 2003, 6:00 p.m. in the Rotunda Room to
discuss the mixed use ordinance, and 2) study session with the City Council for the Dove Creek
project on November 19, 2003, 2:00 p.m. to begin in the Rotunda Room and adjourn to the site
for a tour.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 10:55 p.m. to the next regularly scheduled meeting
of the Planning Commission on November 4, 2003.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
The following exhibit is available for review in the Community Development Department:
Exhibit A — Frank Henderson, architectural elevations
Minutes Adopted 11/4/03