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HomeMy WebLinkAboutPC Minutes 05-04-04CITY OFATASCADERO PLANNING COMMISSION MINUTES Regular Meeting May 4, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:00 p.m. and Commissioner Peterson led the Pledge of Allegiance ROLL CALL Present: Commissioners Beraud, Fonzi, O'Keefe, Peterson, Porter and Chairperson Kelley Absent: Vice Chairperson Jones Staff Present: Community Development Director Warren Frace, City Engineer Steve Kahn, Deputy Community Development Director Steve McHarris, 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 Fonzi and seconded by Commissioner Beraud to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT None CONSENT CALENDAR 1. ACCEPTANCE OF FINAL MAP 2004-0068: TPM 2003-0051 3600 MARICOPA (SHORES / WILSON LAND SURVEYS). MOTION: By Commissioner O'Keefe and seconded by Commissioner Porter to approve the Consent Calendar. Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2004-0048, 6350 SAN GABRIEL ROAD Request to remove one (1) Coast Live Oak tree, 48 -inches in diameter located at 6350 San Gabriel Road. Associate Planner Kerry Margason provided the staff report and answered questions of the Commission. PUBLIC COMMENT Tom Graves, applicant, gave a brief history of the tree and explained the need for its removal. Mr. Graves questioned the need to pay mitigation fees on a tree that is dangerous and needs to be taken down. Mr. Graves answered questions of the Commission. Commissioner Beraud pointed out that in his report the arborist had inaccurately specified that the fencing should be six feet from the base of the tree rather than at the drip line, she would like that corrected for the benefit of the construction workers. Chairperson Kelley closed the Public Comment period. Commissioner O'Keefe expressed her concern with the error by the arborist failing to correctly identify the tree, and the fact that a for -sale sign is on the property. She stated it was premature to consider the tree removal at this time. MOTION: By Chairperson Kelley and seconded by Commissioner Fonzi adopt Resolution PC 2004-0046 to approve the request to remove one 48 -inch Valley Oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance, with the following changes: 1. Reference to the Coastal Live Oak should be changed to Valley Oak throughout the report. 2. Reference to mitigation and replacement planting should be changed from $400 to $800 and from 8 five -gallon trees to 16 five -gallon trees 3. Revise Condition of Approval No. 1 to read: "Prior to removal of the tree the applicant shall pay the tree mitigation fees as calculated for deciduous native tree or the applicant shall submit a replanting plan for review and approval by the Community Development Department. A replanting plan shall be for 16 five -gallon native trees or a combination of 15 -gallon and five -gallon trees equal to the required 16 five -gallon trees. All planting shall be completed prior to final inspection for the construction project. 4. Protective fencing shall meet the requirements of the Atascadero Native Tree Ordinance. Motion passed 4:2 by a roll -call vote. (Beraud and O'Keefe opposed) Commissioner O'Keefe stated for the record that she voted against the tree removal because she thinks it is premature as it is uncertain if the house will be built on that particular site and because the arborist had incorrect information, which neither the arborist nor staff picked up. 3. TREE REMOVAL PERMIT 2004-0047, HIDDEN OAKS APARTMENTS Request to remove one (1) 24 -inch and one (1) 9 -inch native Blue Oak tree. Assistant Planner Lisa Wilkinson provided the staff report and answered questions of the Commission. PUBLIC COMMENT Gaylen Little, applicant, described the problem with the two trees requested for removal and explained the measures he had taken to preserve the trees. He asked the Commission to remove the mitigation fee for the 24 -inch tree and stated he would be glad to plant additional trees for the nine -inch tree, however 15 -gallon Blue Oak trees are not currently available, so he will plant Live Oaks. Chairperson Kelley closed the Public Comment period. Commissioner O'Keefe stated that the applicant had worked diligently to save trees on the property. She agrees there are no 15 -gallon Blue Oaks available and asked if the Commission could change the recommendation leaving it up to the arborist and applicant to determine which trees would best survive on the site. MOTION: By Commissioner O'Keefe and seconded by Commissioner Fonzi to adopt Resolution PC 2004-0047 to approve the request to remove one 24 -inch and one nine -inch native Blue Oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance and allowing the arborist and applicant to substitute other native trees, those that would be most likely to survive there. Motion passed 6:0 by a roll -call vote. PUBLIC HEARINGS 4. CONDITIONAL USE PERMIT 2003-0116,2705 EL CAMINO REAL Applicant: Laughlin Development Co., 479 Pacific Street, Ste. 2A, Monterey, CA 93940, Phone: 831-655-3142 Project Title: Emerald Ridge Homes (CUP 2003-0116) Project Location: 2705 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-011 Project The proposed project consists of an application for a Conditional Use Permit to establish Description: a 45 -unit condominium development. Each unit will have a one- car garage with one additional parking space located in the private driveway. One historic Colony home exists on site and is proposed for demolition. Five (5) native Sycamore 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 Environmental proposed. The proposed Mitigated Negative Declaration is available for public review at Determination: 6905 EI Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason provided the staff report and answered questions of the Commission. PUBLIC COMMENT Peter Laughlin, applicant's representative, stated they feel this project is of a superior quality with units that will satisfy a need in the community for for -sale affordable housing. He spoke about the project and their attempts to accommodate pedestrian pathways and open space. Mr. Laughlin answered questions of the Commission. Commissioner Beraud asked the applicant if building "F" could be changed to a four -unit footprint to allow approximately 20 foot more open space area between buildings F and D. Mr. Laughlin agreed to the change. Additionally, Commissioner Beraud expressed concern about the landscaping plan not being in compliance with the arborist report's recommendations. Mr. Laughlin stated he understood the project was conditioned to follow the arborist's report and their tree protection plan. Upon further questioning by Commissioner Beraud, the applicant indicated that attempts would be made in coordination with staff to move the garbage enclosure and utilities to decrease impact to the existing trees. Larry Bruchon, landscape designer, answered questions regarding the discrepancies between the arborist's report and the landscape design. He assured the Commission that they would follow the arborist's report and the tree protection plan. Pursuant to a question by Commissioner Fonzi, Mr. Laughlin indicated he has no problem with providing grass in front of the homes. Chairperson Kelley asked Mr. Laughlin if he would attempt to preserve the Colony House by trying to relocate it. Mr. Laughlin stated he would and indicated they had looked at preserving it in the beginning, but there are concerns over the structural integrity of building; however, no structural engineer has looked at the Colony House at this time. Commissioner Fonzi questioned if the applicant would consider retaining the home on the site. Mr. Laughlin stated they would have to look at the structural analysis; it could be incorporated on the site, but they would have to look at how it would be an asset to the project. Marge Mackey asked that the Colony House not be demolished, and would prefer that it be moved. She stated if the applicant offered the home to someone to move it, they would get many takers. Mrs. Mackey indicated she would like to see an element of the General Plan that would protect Colony Houses. Lon Allen, President of Atascadero Historical Society, spoke about the Colony period, the houses left from that time and the importance to the history of Atascadero that they be preserved. Mr. Allen stated it should be the City's decision on whether or not to save Colony houses; it should not be left up to the developer. He urged the Commission to require this house be saved. Ken Marks stated he has been involved with several condominium projects and addressed the idea of a loop road, which he felt would be a disaster unless the City accepted dedication and maintenance of the road. Regarding the Colony home, Mr. Marks felt the City should provide property to relocate the home if it is going to require the home to be moved. Mary Lee Torrey indicated that her property adjoins this development and expressed several concerns: 1) this development replaces a single family home with 45 condominiums, 2) the buffers do not meet City standards, 3) will have a negative impact on the surrounding area, 4) the number of trees that have been cut down on the property, 5) no recreational areas are planned for this development, and 6) the elimination of an important Colony home. Chairperson Kelley closed the Public Comment period. Chairperson Kelley made the following comments: 1. The Colony House needs to be preserved and moved to another area as long as it can be don safely. 2. The elevation on EI Camino Real shows a lot of repetition, the applicant should do something with the design to break it up. 3. More open space is needed. 4. If the road is to be opened up there must be a different design to bring it up to City standards. However, he is willing to accept the project as is. Commissioner Beraud suggested the Commission consider a 20 -foot setback, as the adjoining property's home is close to this project's property line. Commissioner Porter stated he would be in support of a resolution that would preserve the original Colony Home. He would also support 43 or 42 units in favor of open space, as there should be more open space on the project than what is currently proposed. Commissioner Porter commended the condo project as a first step for new homeowners. Commissioner O'Keefe stated she has no problem with a 10 -foot buffer, as it is unfair to impose a new policy on a project that was in the process prior to its creation. She would also support fagade changes to create interest in front of the project, the use of drought tolerant plants, and moving the utilities. Commissioner Fonzi gave her opinion that if the Colony Home could not be moved it must stay on the site and not be demolished. She stated that Atascadero highly values its Colony Homes and unless this home will be preserved she can't support the project. Commissioner Peterson would like to see landscaping and fagade enhancement along EI Camino Real. He stated open space is important to accommodate children. He agreed that the 10 -foot setback should not be changed. Regarding the Colony Home it was his position that every effort must be taken to save the home. Commissioner Beraud expressed her support for preserving the Colony house, and stated her concern that since there is some doubt about the arborist's report, the trees should be bonded to insure the tree protection is implemented. MOTION: By Chairman Kelley and seconded by Commissioner Porter to adopt Resolution PC 2004-0049 certifying Proposed Mitigated Negative Declaration 2004-0014, and adopt Resolution PC 2004-0050 approving the Master Plan of Development (CUP 2003-0116) approving the project with the maximum allowable density of 42 units based on findings and subject to Conditions of Approval and Mitigation Monitoring, and adopt Resolution PC 2004-0051 approving Tentative Tract Map 2003- 0039 with the maximum allowable density of 42 airspace condominium units based on findings and subject to Conditions of Approval and Mitigation Monitoring adding the following conditions: 1. The applicant to work with staff to modify the elevations that are exposed to EI Camino Real to make them look more like individual units. 2. The applicant to work with staff to increase the open space. 3. The applicant to make every possible effort to preserve the Colony House by relocating it to a different piece of property within town and at that time the Planning Department to streamline the permit process. 4. Adopt staff's amended Conditions of Approval: A. Condition CUP 5 and 6 added to Condition No. 6 and TTM Condition No. 8 B. CUP No. 14 has been revised to include additional tree mitigation consistent with the proposed project request. 5. Applicant and his engineer will work with staff and the utility companies to design a utility system that will protect the trees, and the landscape designer will work with staff to use drought resistant plants as much as possible. Motion passed 6:0 by a roll -call vote. 5. TENTATIVE PARCEL MAP 2004-0056, 7287 SANTA YSABEL AVE. THIS ITEM TO BE CONTINUED TO MAY 18. 2004 Applicant: Gregory Ravatt, 1460 N. Higuera Street, #201, San Luis Obispo, CA 93401, Phone: 786-4391 Project Title: Tentative Parcel Map 2004-0056 Project Location: 7287 Santa Ysabel Ave., Atascadero, CA 93422, San Luis Obispo County APN 030-091-050 Project A proposed condominium map creating three airspace units and one common lot for three Description: detached units on a multi -family lot. The parcel is slightly sloped. Native trees are not proposed for removal. City sewer will serve the property, and water is available from the Atascadero Mutual Water Company. General Plan Designation: High Density Residential Zoning District: Residential Multi -family — 16 (RMF -16) Proposed The project qualifies for a Class 3(b) Categorical Exemption, which exempts the conversion Environmental and/or construction of small structures including multi -family projects of less than 4 units that Determination: do not otherwise create a negative impact. MOTION: By Commissioner Fonzi and seconded by Chairperson Kelley to reschedule Item #5 to the next regularly scheduled Planning Commission meeting. Motion passed 6:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Keefe referred to an article in the paper regarding problems with getting permits processed and delays with engineering, and asked staff to comment. Director Frace explained about the record increases on a yearly basis in the number of permits requested and its effect on processing times. Commissioner Beraud asked if there would be time at the end of the next Commission meeting for staff and Commissioners who attended the Planning Conference to make a brief presentation. Director Frace indicated it would not be likely as the next meeting would be very lengthy. Commissioner Fonzi stated she had heard Director Frace on "Sound Off" and that he represented the City very well. DIRECTOR'S REPORT Community Development Director Frace reviewed the agenda for the next Planning Commission meeting. He indicated he would look for a time that would be appropriate for sharing information on the Planning Conference. ADJOURNMENT Chairperson Kelley adjourned the meeting at 9:20 p.m. to the next regularly scheduled meeting of the Planning Commission on May 18, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary Adopted 6/1/04