HomeMy WebLinkAboutPC Minutes 07-20-04CALL TO ORDER
CITY OF ATASCADERO
PLANNING COMMISSION
MINUTES
Regular Meeting
July 20, 2004 — 5:30 P.M.
Chairperson Kelley called the meeting to order at 5:31 p.m. and Commissioner
Peterson led the Pledge of Allegiance.
Present: Commissioners Beraud, Fonzi, O'Keefe, Peterson, Porter, Jones
and Chairperson Kelley.
Absent: None
Others Present: Community Development Director Warren Frace, Public Works
Director Steve Kahn, Deputy Community Development Director
Steve McHarris, Deputy Public Works Director Jeff van den Eikoff,
Associate Planner Kelly Gleason, Assistant Planner Lisa Wilkinson
and Recording Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner Fonzi and seconded by Commissioner
O'Keefe to approve the agenda.
Motion passed 7:0 by a roll -call vote.
PUBLIC COMMENT
Eric Greening asked whether the City Council would be having the second reading on
the Second Unit Amendment one week from today, and if so this would be the last
chance to ask for additional information or communicate thoughts to the City Council.
PUBLIC HEARINGS
1. PROPOSED MITIGATED NEGATIVE DECLARATION FOR ZONE CHANGE
2003-0049, DOVE CREEK
Applicant:
Bermant Development Company, 5383 Hollister Avenue, Suite 150, Santa Barbara, CA
Concerned with traffic on Santa Barbara Road. Difficult to leave residential
driveway and get on to main street. Would like to see a center lane for left turns.
93111, Phone: 964-7200
Project Title:
Environmental Document for Dove Creek Mixed -Use Development, (Zone Change 2003-
0049, Conditional Use Permit 2003-0099, Tentative Tract Map 2003-0033) a single-family
residential/commercial center/open space development.
Project Location:
Santa Barbara Road and EI Camino Real, Atascadero, CA 93422 (San Luis Obispo
County) APN 45-342-03, 45-381-10, 45-381-07, 45-381-09, 45-331-02, 45-331-04, 45-
331-08, 45-331-01, 45-342-05, 45-342-04, 45-342-13, 45-342-01, 45-342-08, 45-342-02,
45-352-05.
Project
Environmental Documentation review for a project consisting of 282 residential dwelling
Description:
units in a variety of styles and densities, approximately 60,000 square feet of
neighborhood commercial uses, and 19.2 acres of natural open space.
Proposed Zoning: Combination of CR (Commercial Retail), RMF -10 (Residential Multi -
Family), and OS (Open Space).
* This meeting is a review of the prepared environmental documentation for the
project site. Public testimony will be received, however, no action will be taken on
this project at this time.
Deputy Community Services Director Steve McHarris gave the staff report and
answered questions of the Commission.
Bruce Buckingham, Bermant Development, applicant, introduced John Knight, who
would be giving tonight's presentation.
John Knight, RRM Design Group, project manager, made a presentation on the project
and answered questions of the Commission.
Chris Vardas, Padre Associates, Inc., hired by the City of Atascadero to do the initial
environmental study of the project, gave an overview of the impacts and answered
questions of the Commission.
PUBLIC COMMENT
Kathy Oldridge
1
Concerned with traffic on Santa Barbara Road. Difficult to leave residential
driveway and get on to main street. Would like to see a center lane for left turns.
2
Drainage is an issue, because of flood plain she sees flooding of the project area.
Kathy Oldridge
(cont.)
3
Would like to know what sort of problems were addressed in the planning stages
for the people who live in the neighborhood. What are benefits to people in
neighborhood who like rural atmosphere and larger lots.
4
Concerned about impacts to real estate values.
Eric Greening
1
Questioned the appropriateness of this use of tiering and the precedent that it will
set. Some assumptions about air quality made at the time of the General Plan
Update may have changed.
2
Thankful for the pedestrian circulation, trails and walkways, etc.
3
Supportive of the 50 foot trail setback from the creeks and questioned if all
development, exclusive of bridges, incorporates a set back of at least 35 feet to
comply with the interim agreement with ECOSLO.
4
There is a need for safe pedestrian circulation from both ends of this project to
Viejo Camino.
5
Local bus service: there is the possibility of some changes in relation to the
Atascadero bus, which may be merged with the smaller Paso Robles buses to
form a continuous service that could potentially loop through the area of this
project. Would be good for City and applicant to be part of the dialogue on transit
integration.
Tina Salter
1
Concerned about the traffic signals. Would like to make sure that the signals,
especially the ones at EI Camino Real and Santa Barbara are in before this
project is complete or when the Woodridge project goes through.
2
Would like City to consider widening the overpass at Santa Barbara Road.
3
Questioned what type of retail was planned in the commercial area.
4
Access on San Antonio Road must be considered.
Daniel Neeley
1
Concerned with the downstream effects of the flood plain.
Dan McCauley
1 Represented the Atascadero Firefighters, addressed the negative fiscal impacts
of residential growth on City services and their concern that the City is loosing a
significant amount of area for commercial development, which has potential to
enhance City revenues.
Chairperson Kelley closed the Public Comment period.
Commissioner Comments:
Beraud
1
Landscape Plan: Encourage use of native trees for street trees, and common
open space areas.
2
Riparian Corridors & Open Space Areas: Encourage that only native species be
incorporated into enhancement areas.
3
General Concern: Though this is a very well planned out and beautiful project,
concerned with loss of commercial in area.
4
Would like to see map that shows change in elevation from what the finished
grade is versus the initial grade especially in regard to the knoll in the corner of
the commercial center.
Porter
1
Puts his faith in expertise of Padre and Associates and stands by their findings.
2
Overall Project: questioned the future potential for the Village Center (commercial
section) to be broken down into individual, for sale parcels similar to phase 2 of
the outlet center. Concerned this may result in different ownership of parcels
creating disagreement in relation to overall master plan.
O'Keefe
1
Regarding Commercial: Integrity of Master Plan very important, need specific
detail on requirements.
2
Parking: Important that location of parking behind the commercial/retail
development be incorporated into Master Plan.
O'Keefe
3
Should be phasing of project, i.e. after phase one and two of the residential,
(cont.)
applicant be required to proceed with commercial.
4
Size is adequate given constraints of the property, but important that commercial
be developed.
5
Landscaping: Problem with some of native plants selected, i.e. coyote bush
requires a lot of maintenance, no manzanitas in plan which is one of best looking
plants for hot areas and once established very little maintenance required.
Suggest looking carefully at native plant list to select appropriate plants for area.
6
Plan for graveyard is important.
7
Interpretive signing and fencing for riparian areas: would like assurance that these
will be maintained for the longevity of the project. Build into the homeowners
association.
8
Fiscal Analysis: questioned why there was no fiscal analysis on this project at this
time.
Jones
1
Agreed with Commissioner O'Keefe's comments regarding planning.
2
Riparian area: Agreed with Commissioner O'Keefe's comments and hopes the
homeowners association does cover that.
3
Concerned with downstream flood plain.
Fonzi
1
Traffic study: Property directly east of project is not developed as residential, but
rather preschools, churches, etc. and this was not covered in plan. Could not find
terminus of existing driveways and is concerned with church traffic on Sundays.
Consideration should be given to the placement of the driveways coming out of
Dove Creek in relation to the existing driveways.
2
Traffic study didn't take place on a weekend when main traffic from church could
be studied, or early morning/evening when preschool traffic could be studied.
Fonzi
3
Terminology in report especially archeological portion is sometimes confusing, i.e.
(cont.)
BP dating.
4
Potential Earthquake Problems: Concerned about liquefaction and would like to
see supporting documentation in report.
Chairperson Kelley asked for a written report of the comments made on this project to
be forwarded to the Commission for review before they go forward.
Chairperson Kelley recessed the meeting at 6:53 p.m.
Chairperson Kelley called the meeting back to order at 7:07 p.m.
5
Concern with mitigation given property is to be 'over -excavated", not sure what
this means and how this may help/effect the liquefaction issue.
6
Entire area overlaid with a flood hazard zone. Would like more information as to
how a flood hazard designation would be addressed and what the consequences
of this designation might be to the future homeowners and to the City.
7
Appearance of sound walls: questioned how walls and landscaping would be
maintained. Does not feel the sound walls are particularly attractive, would like to
see them more visually interesting.
8
Concerned that Village Center will not be phased into the project. Would like
phasing addressed in the report and be part of the overall plan for the project.
9
Safe pedestrian access to Viejo Camino is very important. Various projects going
in along Santa Barbara Road should be integrated with crosswalks, etc., and
addressed at this time as part of the Neg. Dec.
10
Would like more information about how the flood plain would effect residents
downstream.
Peterson
1
EI Camino Real center median: Concerned with what will go under the trees,
would not like to see rocks and concrete. One of first entrances to City and it
should be enhanced.
Kelley
1
Pocket Parks: Would like to see a play structure in each pocket park.
2
Emergency Services: Would like to see a mechanism in place to pay for additional
police and fire services, i.e. Mello -Roos, etc.
3
Should address what the roofline will look like for the commercial center if it will be
below the street level.
Chairperson Kelley asked for a written report of the comments made on this project to
be forwarded to the Commission for review before they go forward.
Chairperson Kelley recessed the meeting at 6:53 p.m.
Chairperson Kelley called the meeting back to order at 7:07 p.m.
Regular Planning Commission Items
PUBLIC COMENT
None
CONSENT CALENDAR
2. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JULY 6, 2004.
MOTION: By Commissioner Porter and seconded by Commissioner
Beraud to approve the Minutes of the Regular Planning
Commission meeting on July 6, 2004.
Motion passed 6:0 by a roll -call vote. (Peterson abstained)
3. CONDITIONAL USE PERMIT 2004-0129, LARGE FAMILY DAYCARE
Applicant:
Chris Doolin, 9030 San Gabriel Road, Atascadero, CA 93422, Phone 466-0829
Project Title:
Conditional Use Permit 2004-0129; Large Family Day Care
Project Location:
9030 San Gabriel Road, Atascadero, CA 93422
(San Luis Obispo County) APN 056-211-009
Project
An application to allow a large family day care consisting of seven or more children at an existing
Description:
single-family residence, located at 9030 San Gabriel Road.
General Plan Designation: Single Family Residential
Zoning District: Residential Single Family -Y
Proposed
Statutory Exemption CEQA
Environmental
Article 18 Section 15274
Determination:
Family Day Care Homes
Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Chris Doolin, applicant, explained what the process is to become a licensed day care
provider and stated her goals for this project.
Milton Sarde stated his concerns with traffic resulting from this project. He would like to
see this in a commercial not residential area.
Rosemary Sarde expressed her concerns regarding the project and stated she objects
to a commercial business in a residential area.
Kenneth Scotland stated he was concerned about the noise generated by the children
in the center and that he objects to having a business in a residential area.
Lisa McCracken, former daycare parent from this center, spoke in favor of the center
and about the type of care the children receive.
Diana Watt stated she uses this daycare center and spoke in favor of allowing the
center to be expanded.
Liz Johnson indicated she had a child in this daycare center and found it to be an
excellent facility. She encouraged the Commission to approve the expansion of the
center.
Heather Abernathy Conno stated she was a client of this daycare center and though
she understands the neighbors concerns she supports this center because it is a home
and a good setting for her children.
Chairperson Kelley closed the Public Comment period.
Chris Doolin answered questions of the Commission and those raised during the public
comment period.
MOTION: By Commissioner Beraud and seconded by Vice Chairperson
Jones to adopt Resolution PC 2004-0077 approving
Conditional Use Permit CUP 2004-0129 based on findings and
subject to Conditions of Approval and Mitigation Monitoring.
Motion passed 7:0 by a roll -call vote.
4. AMENDMENT TO CONDITIONAL USE PERMIT 2003-0095, TENTATIVE
TRACT MAP 2004-0052, SAN DIEGO WAY, SOUTHSIDE VILLAS
Applicant:
JRM Enterprises, 1050 Herdsman Way, Templeton, CA 93465 Phone: 238-5313
Project Title:
Southside Villas— Amendment to CUP 2003-0095 for an 84 -unit multi -family residential
development and Tentative Tract Map 2004-0052 for a condominium map.
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 Description:
The proposed project consists of an amendment to Conditional Use Permit 2003-0095 to
revise the previously approved master Plan of Development and to allow for the airspace
subdivision of the units for individual sale and ownership.
General Plan Designation: High Density Multi -Family
Zoning District: Residential Multi -Family - 16
Proposed
Finding of consistency with previously certified Mitigated Negative Declaration 2003-0011.
Environmental
The Mitigated Negative Declaration is available for public review at 6905 EI Camino Real,
Determination
Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through
Friday.
Associate Planner Kelly Gleason gave the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Tim Roberts, applicant's representative, explained the reasons behind this request and
the proposed changes to the project.
Charles Augburn expressed concern about the oak and pine trees that could be
impacted by widening the road and curbs and gutters, and stated he does not want any
encroachment on his property. Mr. Augburn answered questions of the Commission.
Tim Roberts addressed Mr. Augburn's concern and stated the applicant will work with
staff and Mr. Augburn. Mr. Roberts answered questions of the Commission.
Chairperson Kelley closed the Public Comment period.
Public Works Director Steve Kahn explained why the road improvements are
necessary.
MOTION: By Commissioner Porter and seconded by Commissioner
O'Keefe to adopt Resolution PC 2004-0081 recertifying
Mitigated Negative Declaration 2003-0011; and, adopt
Resolution PC 2004-0082 to approve revisions to master Plan
of Development (CUP 2003-0095) based on findings and
subject to conditions of Approval and Mitigation Monitoring;
and, adopt Resolution PC 2004-0083 to approve Vesting
Tentative Parcel map 2004-0052 based on findings and subject
to Conditions of Approval and Mitigation Monitoring.
Motion passed 7:0 by a roll -call vote.
5. TENTATIVE PARCEL MAP 2004-0058,2135 SAN FERNANDO RD.
Applicant:
Dan Phillips, 8800 EI Camino Real, Atascadero, CA 93422, Phone 461-1664
Project Title:
Tentative Parcel Map 2004-0058
Project Location:
2135 San Fernando Rd., Atascadero, CA 93422, San Luis Obispo County
APN 049-281-012
Project Description:
A proposed subdivision of an existing 6.05 gross acre lot into two individual parcels of 2.93 and
3.12 gross acres. The site is currently under construction for a single-family residence that will be
confined to proposed parcel 1, allowing the new lot to be developed with a single-family
residence. The parcels are steeply sloped and contain vegetation and native oak trees. Onsite
septic will serve the property and water is available from Atascadero Mutual Water Company.
General Plan Designation: Residential Suburban (RS)
Zoning District: Rural Estate RE
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed.
Environmental The proposed Negative Declaration is available for public review from 6/7/04 through 7/6/04 at
Determination 6905 EI Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m.,
Monday through Fri day.
Associate Planner Kelly Gleason provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT
Ken Wilson, applicant's representative, stated they agree with the staff report. Mr.
Wilson answered questions of the Commission.
Chairperson Kelley closed the Public Comment period.
Commissioner Beraud expressed several concerns with this project including: 1)
envelope size appears too large and violates General Plan Policy No. 7.1.4, 2) there is
too much latitude given on where to build in terms of impacts, and 3) does not follow the
Tree Ordinance for the tree removals and she feels the 12 or more trees with greater
than 24 -inch dbh should come back to the Commission as a separate issue.
Commissioner Beraud stated she is not in favor of the lot split at this time.
Commissioner O'Keefe stated she couldn't make the finding that this is in compliance
with the General Plan, and read from Policy No. 7.1.4. She was concerned that the
envelope is 8 times the size of the proposed building pad, and stated the tree removals
should come back to the Planning Commission.
Daniel Phillips, applicant, answered questions of the Commission
MOTION: By Chairperson Kelley and seconded by Vice Chairperson
Jones to adopt Resolution No. PC 2004-0079, certifying
Proposed Mitigated Negative Declaration 2004-0020 and
approving Tentative Parcel Map 2004-0058, based on findings
and subject to Conditions of Approval and Mitigation
Monitoring.
Motion passed 5:2 by a roll -call vote. (Beraud, O'Keefe
opposed)
Commissioner Beraud stated for the record that this violates the General Plan and Tree
Ordinance.
Commissioner O'Keefe stated for the record that she is voting no because it is a
violation of the General Plan Policy 7.1.4 and that it violates the Tree Ordinance with
regard to bringing back tree removals of 24 inches or greater to the Planning
Commission.
6. TENTATIVE PARCEL MAP 2004-0049, VARIANCE 2004-0003, TECORIDA
AVE.
Applicant:
David Graves, 4155 Carrizo Road, Atascadero, CA 93422, Phone 466-5124
Project Title:
Tentative Parcel Map 2004-0049 and Variance 2004-0003
Project Location:
Tecorida Avenue, Atascadero, CA 93422, San Luis Obispo County
APN 030-292-005
Project Description:
A proposed condominium map creating four airspace units and one common lot for a multi-
family development with a request to modify the interior setbacks between buildings from 10
feet to 8 feet. 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: Residential Multi Family
Zoning District: Residential Multi -family — 10 RMF -10
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 do
Determination:
not otherwise create a negative impact and Class 5(a) minor setback variances.
Community Development Director Warren Frace provided the staff report and answered
questions of the Commission.
PUBLIC COMMENT - None
Commissioner O'Keefe referred to the back of Unit #2 and suggested landscaping to
buffer/break it up.
David Graves, applicant, addressed Commissioner O'Keefe's suggestion and stated he
would work with staff on landscaping for Unit #2.
MOTION: By Chairperson Kelley and seconded by Commissioner
Peterson to adopt Resolution PC 2004-0080 approving
Tentative Tract Map 2004-0049 (Tract 2649), a request to
establish four airspace units on one common lot, based on
findings and subject to conditions and approving Variance
2004-0003, allowing for a reduction in the interior setbacks
between Units 2 and 3 from 10 feet to 8 feet, based on findings
and the landscaping on Unit #2 is to be looked at specifically.
Motion passed 7:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
7. TREE REMOVAL PERMIT 2004-0053
Applicant:
Robert Quigley, 7805 Santa Ynez Avenue, Atascadero, CA 93422, Phone 461-5986
Project Title:
Tree Removal Permit 2004-0053
Project Location:
3858 Orillas Way, Atascadero, CA 93422
(San Luis Obispo County) APN 049-033-046
Project Request to remove three (3) Live Oak trees, one of which is over 24 -inches in diameter, in
Description: conjunction with the development of a 2,380 square -foot single family home with an attached 800
square foot garage located at 3858 Orillas Way
General Plan Designation: Single Family Residential
Zoning District: Residential Single Family -X
Assistant Planner Lisa Wilkinson provided the staff report and answered questions of
the Commission.
PUBLIC COMMENT - None
Commissioners O'Keefe and Beraud stated they would like to see a mitigation deposit
on Tree #5.
MOTION: By Vice Chairperson Jones and seconded by Commissioner
Fonzi to adopt Resolution PC 2004-0084 to approve the
request to remove three native oak trees subject to the
guidelines and mitigation required by the Atascadero Native
Ordinance as proposed by staff.
Motion passed 7:0 by a roll -call vote.
COMMISSIONER COMMENTS AND REPORTS
Chairperson Kelley requested that the tree issue be placed on the Commission's
agenda next month to pass on to the City Council. Director Frace stated it would be on
an August agenda.
Commissioner Fonzi requested information on impacts of the pending legislation on
condominium construction. She asked about the implications of utilizing Mello Roos as
a funding mechanism. Director Frace discussed the different variations of funding
mechanisms under this legislation.
Commissioner O'Keefe indicated that staff has been including the mitigation deposit as
a condition for trees for some time.
Commissioner Peterson commended staff on the quality of projects that are coming
before the Commission.
Chairperson Kelley thanked the Commission and staff for doing a good job with tonight's
meeting.
DIRECTOR'S REPORT
Community Development Director Warren Frace gave the Commission an update on
the August 3rd Planning Commission agenda.
ADJOURNMENT
Chairperson Kelley adjourned the meeting at 8:51 p.m. to the next regularly scheduled
meeting of the Planning Commission on August 3, 2004.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
Adopted 8/3/04