Loading...
HomeMy WebLinkAboutPC Minutes 09-21-04CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting September 21, 2004 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:03 p.m. and Commissioner O'Keefe led the Pledge of Allegiance Rr)l I r Al I Present: Commissioners Beraud, Fonzi, O'Keefe, Peterson and Chairperson Kelley Absent: Commissioner Porter Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director Jeff van den Eikhof, Associate Planner Kelly Gleason, Associate Planner Kerry Margason, Assistant Planner Lisa Wilkinson and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS A. Administration of Oath of Office City Clerk Marcia McClure Torgerson administered the Oath of Office to new member of the Planning Commission, Thomas Jones. Commissioner Jones joined the hearing. B. Election of New Vice Chairperson MOTION: By Commissioner O'Keefe to nominate Commissioner Beraud to the position of Vice Chairperson. Motion failed for lack of a second. MOTION: By Commissioner Fonzi and seconded by Chairperson Kelley to nominate Commissioner Porter to the position of Vice Chairperson Motion passed 6:0 by a roll -call vote. APPROVAL OF AGENDA MOTION: By Commissioner Fonzi and seconded by Commissioner Peterson to approve the agenda. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT Eric Greening referred to the length of tonight's agenda and suggested at some point early in the evening the Commission make a go or no go decision on Item #7. Chairperson Kelley closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON SEPTEMBER 7, 2004. MOTION: By Commissioner O'Keefe and seconded by Commissioner Beraud to approve Item #1. Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2004-0058 Applicant: Montanaro Family Trust dba Mira Vista Apartments, 11153 EI Camino Real, Atascadero, CA 93422 Phone: 461-1143 Project Title: Tree Removal Permit 2004-0058 Project 11153 El Camino Real, Atascadero, CA 93422 Location: APN 045-321-015 Project The applicant is proposing to remove one native Blue Oak tree on property that is zoned Residential Multi Family - Description: 16 (RMF -16) within the Mira Vista Apartment complex. According to the arborist, the 44 -inch oak tree is diseased and injured beyond reclamation. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi -Family - 16 (RMF -16) Assistant Planner Lisa Wilkinson provided the staff report and answered questions of the Commission. PUBLIC COMMENT — None Commissioner Fonzi stated for the record that the tree report had indicated the tree degraded and was dying because of grading within the drip line and a lawn planted beneath it, and did not die naturally. MOTION: By Commissioner Fonzi and seconded by Commissioner Peterson to adopt Resolution PC 2004-0117 to approve the request to remove one 44 -inch Blue Oak tree subject to the guidelines and mitigation required by the Atascadero Native Tree Ordinance. Motion passed 6:0 by a roll -call vote. PUBLIC HEARINGS 3. GPA 2003-0008: 9105 PRINCIPAL AVE. (WESTPAC) Applicant: Westpac Investments, 805 Aerovista Place, Suite 202, San Luis Obispo, CA 93401 Phone: 547-5502 Project Title: General Plan Amendment 2003-0008 / Zone Change 2003-0070 / Zone Change 2004-0083/ Zone Change 2004-0084 / Conditional Use Permit 2003-0117 / Tentative Tract Map 2003-0044 Project 9105 Principal Ave. Atascadero, CA 93422 Location: APN: 030-491-013, 015, 018 Project The proposed project consists of an application for a General Plan Amendment, Zone Change, Description: Tentative Tract Map and Conditional Use Permit for a commercial/residential mixed-use development located on a 5.22 -acre parcel within the Commercial Retail (CR) Zoning District. A 0.78 -acre portion of the site along El Camino Real will retain the CR zoning. The remaining 4.44 acres will require a General Plan Amendment to High Density Residential (HDR) and a zone change to Residential Multi - Family (16 units/acre) (RMF -16) with a Planned Development Overlay Zone. The site is accessed along Gusta Road and Principal Avenue. Proposed buildings consist of eight duplex and eight triplex residential buildings, one commercial building and one mixed-use building designed for commercial use on the lower floor and residential use on the upper floor. Forty-five dwelling units total are proposed. Seven native trees are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) 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 from 7/21/04 through 9/7/04 at Determination: 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Deputy Community Development Director Steve McHarris provided the staff report and answered questions of the Commission. Deputy Public Works Director Jeff van den Eikhof addressed circulation and drainage issues. Community Development Director Warren Frace discussed the affordable housing policy as it relates to this project. PUBLIC COMMENT Carol Florence, Oasis Associates representing the applicant Westpac Investments, gave an overview of the project through a PowerPoint presentation and distributed a copy of the applicant's response to the Conditions of Approval. (Exhibit A) Mary McCallan expressed concern regarding water runoff from the creek, trees to be removed, the number of units proposed and their proximity to her property. Bill Bright spoke about the noise and dust generated from the cement plant and its effect on this project. Eric Greening stated his concerns including: net loss of present inventory of commercial property from this project, and the finding of no impact in relation to public services. Richard Sims stated the proposed duplex and triplex will look into his backyard and asked the applicant to construct an 8 -foot wall across his property for privacy and dust control. Craig Stevens expressed concern regarding traffic issues on Augusta Road, and the volume of residential versus commercial at this site. Harold Peterson stated that the property should be left as commercial and not developed as residential. Chuck Mackey indicated his concerns with the project and requested measures be taken by the applicant to insure his privacy, maintain his views and accommodate the additional traffic on Principal. Don Messer stated he would like to develop property near this development and asked that it be zoned the same as this project. Darrel Andrews stated his opposition to the project because of increased traffic, changes to the character of the neighborhood, and impacts to water resources. Eric Greening asked how impacts to public services would be mitigated on a continuing basis and suggested a study session on the Tausig study and its implementation. Chairperson Kelley closed the Public Comment period. Carol Florence, applicant's structural engineer Brad Breckwald, and city staff addressed issues raised during the Public Comment period. Commissioner O'Keefe expressed concern with traffic issues, two story houses, water usage given the amount of turf in the development, non compliance with the City's mixed use policy for the commercial component, and the lack of an arborist's report and tree protection plan. Commissioner Peterson stated he likes the design and layout of the project but is concerned with the loss of commercially zoned property in this development. Commissioner Beraud indicated the following concerns: project does not meet the requirement for a buffer between urban and suburban, loss of commercial development, water resource use, and loss of tax revenue if commercial space is used for offices. Chairperson Kelley stated it was unfair to ask the applicant to change the project at this time to accommodate more commercial on the site. He is concerned with traffic and would like to see more study of Principal and EI Camino Real and would like something on future title reports indicating the impacts from the pre-existing tire shop and cement factory. Commissioner Fonzi indicated that this project needs to go back to the drawing board to increase the amount of commercial, to locate the houses away from the property line at the back of the property, and to do additional work on the drainage issue. Commissioner Jones stated his concerns with screening issues and setbacks and would like to see the neighbor's concerns addressed before a decision is made this evening. Hamish Marshall, applicant, stated that additional commercial development on this site would not work and he would appeal any decision increasing commercial to the City Council. MOTION: By Commissioner Beraud and seconded by Commissioner O'Keefe to deny the project recommendations 1 through 6 with a recommendation to the City Council that the percentage of commercial land be approaching 50% and that the issues of buffering to the neighborhood be addressed. Motion passed 4:2 by a roll -call vote. (Jones, Kelley opposed) Chairperson Kelley recessed the hearing at 8:45 p.m. Chairperson Kelley called the hearing back to order at 8:59 p.m. 4. GENERAL PLAN AMENDMENT 2003-0005, PLANNED DEVELOPMENT ZONE CODE TEXT 2003-0058, MIXED USE PLANNED DEVELOPMENT ZONE CHANGE 2003-0088, MASTER PLAN OF DEVELOPMENT (CUP 2004-0108), TENTATIVE TRACT MAP 2003-0035. Applicant: Richard Shannon, West Front Properties, 5070 San Benito Road, Atascadero, CA 93422 Phone: 466-5736 Project Title: `Vest Front Mixed -Use, General Plan Amendment 2003-0005, Planned Development Zone Code Text 2003-0058, Mixed -Use Planned Development Zone Change 2003-0088, Master Plan of Development (CUP 2004-0108), Tentative Tract Map 2003-0035 Project 8870 West Front Road, 8760, 8840 Portola Road (APN 056-131-015, Location: 17,018, and 019) each within city of Atascadero, (San Luis Obispo County) Project The proposed project consists of a General Plan Amendment, Zone Change, establishment of a Planned Description: Development Overlay Zone, a corresponding Master Plan of Development (CUP), and a Vesting Tentative Tract Map that would allow for a mixed-use commercial, office, and residential development on a 13 -acre site. The project site fronts both West Front Road and Portola Road and includes a 40 single- family residential subdivision, a 90 -unit maximum hotel, and 10,000 square feet of commercial retail and gas station/fast food restaurant buildings. The project includes a future 5 -lot single-family residential subdivision with retention of an existing historic Colony Home with associated outbuildings at the rear of the site for a total of 45 residential units. The site contains numerous native oak trees of which 7 are proposed for removal. General Plan Designation: General Commercial GC Deputy Community Development Director Steve McHarris provided the staff report and answered questions of the Commission. A staff addendum was distributed to the Commission (Exhibit B). Deputy Public Works Director Jeff van den Eikhof addressed traffic circulation and drainage issues for this project and Community Development Director Warren Frace spoke about the affordable housing calculations. Chairperson Kelley announced that Item #7 would be continued to the next Planning Commission meeting. PUBLIC COMMENT John Knight, RRM Design Group, project manager, gave a PowerPoint presentation on the project, discussed concerns and answered questions of the Commission. Carmen Trudell, RRM Design Group, spoke about the residential architecture of the project. Tina Salter suggested including sidewalks on both sides of the street, native plants with a small amount of grass and that lighting be directed downward. Mike Ryan, representative of clients who are looking at the hotel site, stated they are in substantial agreement with the applicant's plans. Larry Porter, representing his cousin Barbara Wilson who owns property adjoining this site, made several requests of the applicant on her behalf including fencing and drainage issues. Phil Neeby expressed his support for the project but has concerns with traffic flow on Portola Road. Hank Minardo raised several issues including widening of the overpass and West Front, and the possibility of sharing the parking on the south side of the project for overflow. Jake Patel expressed concern with economic impact of the proposed hotel on his hotel and similar properties. Chairperson Kelley closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Chairperson Kelley to adopt Resolution PC 2004-0100 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004- 0036; and, approve Resolution PC 2004-0101 recommending that the City Council approve General Plan Amendment 2003- 0005 based on findings, and with the additions that are on the screen and given as staff addendum items and including No. Zoning District: Commercial Retail (CR) 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 from 9/13/04 through 10/12/04 Determination: at 6905 El Camino Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Deputy Community Development Director Steve McHarris provided the staff report and answered questions of the Commission. A staff addendum was distributed to the Commission (Exhibit B). Deputy Public Works Director Jeff van den Eikhof addressed traffic circulation and drainage issues for this project and Community Development Director Warren Frace spoke about the affordable housing calculations. Chairperson Kelley announced that Item #7 would be continued to the next Planning Commission meeting. PUBLIC COMMENT John Knight, RRM Design Group, project manager, gave a PowerPoint presentation on the project, discussed concerns and answered questions of the Commission. Carmen Trudell, RRM Design Group, spoke about the residential architecture of the project. Tina Salter suggested including sidewalks on both sides of the street, native plants with a small amount of grass and that lighting be directed downward. Mike Ryan, representative of clients who are looking at the hotel site, stated they are in substantial agreement with the applicant's plans. Larry Porter, representing his cousin Barbara Wilson who owns property adjoining this site, made several requests of the applicant on her behalf including fencing and drainage issues. Phil Neeby expressed his support for the project but has concerns with traffic flow on Portola Road. Hank Minardo raised several issues including widening of the overpass and West Front, and the possibility of sharing the parking on the south side of the project for overflow. Jake Patel expressed concern with economic impact of the proposed hotel on his hotel and similar properties. Chairperson Kelley closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Chairperson Kelley to adopt Resolution PC 2004-0100 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004- 0036; and, approve Resolution PC 2004-0101 recommending that the City Council approve General Plan Amendment 2003- 0005 based on findings, and with the additions that are on the screen and given as staff addendum items and including No. 16 referring to the sign modification; and, adopt Resolution PC 2004-0102 recommending that the City Council introduce an ordinance for first reading by title only to approve Zone Text Change 2003-0058 establishing a PD -23 overlay district based on findings; and, Resolution No. PC 2004-0103 recommending that the City Council introduce an ordinance for first reading by title only, to approve Zone Change 2003-0088 based on findings; and Resolution No. PC 2004-0104 recommending that the City Council approve Master Plan of Development based on findings and subject to Conditions of Approval and Mitigation Monitoring with the following additions: 1. That the developer will work with staff to improve the architectural appearance of the courtyard homes so that there is a little more landscaping and the end of the road doesn't end at the wall. 2. The eight foot wood fence will be provided between the adjacent landowner, Mrs. Wilson, and this would be a heavier wood fence and this would have the exception at the drainage area, but a heavy duty wood fence. 3. The developer work with staff to accommodate a pedestrian crossing that would go from the pocket park to the sidewalk area on West Mall to accommodate children going to and from school. 4. The developer work with staff to iron out the issues with the affordable housing issue on the second unit and that this unit have all of the amenities that a home would have, not just an empty shell, but a stove, a refrigerator and all those things that make a home and the plumbing facilities; do it right. 5. The intersection of Coromar and Portola will have a stop sign installed. 6. To go with staff's recommendation on the wetland study. Motion passed 5:1 by a roll -call vote. (O'Keefe opposed) Commissioner O'Keefe stated for the record that while she thinks some significant changes have been made, the Commission is not meeting the City's mixed use policy requirements for commercial development and if exceptions are continually made it will have no validity. MOTION: By Chairperson Kelley and seconded by Commissioner O'Keefe to continue past 11:00 p.m. and hear the two additional items on the agenda. Motion passed 5:1 by a roll -call vote. (Beraud opposed) Chairperson Kelley recessed the hearing at 11:07 p.m. Chairperson Kelley called the meeting back to order at 11:15 p.m. 5. PD -17, 5310 CARRIZO RD: PLANNED DEVELOPMENT ZONE CHANGE 2004-0078, MASTER PLAN OF DEVELOPMENT (CUP 2004-0126), TENTATIVE TRACT MAP 2004-0048 Applicant: Scott Griffin, 5310 Carrizo Road, Atascadero, CA 93422, Phone: 466-9392 Project Title: Zone Change 2004-0078, Conditional Use Permit 2004-0126, Tentative Tract Map 2004-0048 for a 12 -lot single-family residential subdivision. Project 5310 Carrizo Rd, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-101-022 Project The proposed project consists of an application for a Planned Development Overlay Zone, Conditional Description: Use Permit, and Tentative Tract Map for a twelve lot residential subdivision on a 3 -acre parcel under the requirements of PD -17 Overlay Zoning District. The average lot size is 9,674 square feet. The new homes will range in size from 1,248 square feet to 1,725 square feet. The project includes one home per lot each with a two -car garage. One existing on-site Colony House will be retained on site. General Plan Designation: Single Family Residential -X Zoning District: Residential Single Family -X 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 from 7/21/04 through 9/7/04 at Determination: 6905 El 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. A staff addendum was distributed to the Commission. (Exhibit C) PUBLIC COMMENT Scott Griffin, applicant, stated he was in agreement with the staff's recommendation. James Warren, neighbor to this project, requested a special fence along the back side of his property and along the driveway for safety, and that the home that backs up to him to be a single story for privacy. Chairperson Kelley closed the Public Comment period. Upon questioning by Commissioner O'Keefe the applicant agreed to work with staff to reduce the amount of square footage of lawn in the front yard. MOTION: By Commissioner O'Keefe and seconded by Commissioner Peterson to adopt Resolution PC 2004-0113 recommending that the City Council certify the Proposed Mitigated Negative Declaration 2004-0030; and, adopt Resolution PC 2004-0114 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0078 based on findings; and, adopt Resolution PC 2004-0115 recommending that the City Council approve Conditional Use Permit 2004- 0126 to include the Master Plan of Development based on findings and subject to Conditions of Approval and Mitigation Monitoring with the inclusion of staff addendum items; and, adopt Resolution PC 2004-0116 recommending the City Council approve Vesting Tentative Tract Map 2003-0048 based on findings and subject to Conditions of Approval and Mitigation Monitoring with the inclusion of staff addendum items. Motion passed 6:0 by a roll -call vote. 6. TENTATIVE PARCEL MAP 2004-0062,7930 SANTA YSABEL AVENUE Applicant: Micah & Lisa Mumford, 2875 Broad Street, San Luis Obispo, CA 93401, Phone: 541-5383 Project Title: Tentative Parcel Map 2004-0062 Project 7930 Santa Ysabel Avenue, Atascadero, CA 93422, San Luis Obispo County Location: APN 030-131-033 Project A proposed condominium map creating three airspace units and one common lot for three units on a multi - Description: 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 and/or Environmental construction of small structures including multi -family projects of less than 4 units that do not otherwise Determination: create a negative impact. Commissioner Fonzi stepped down from consideration of this item stating she lives in close proximity to this development. Associate Planner Kerry Margason provided the staff report and answered questions of the Commission. PUBLIC COMMENT Micah Mumford, applicant, stated he agreed with staff recommendations and answered questions of the Commission. Chairperson Kelley closed the Public Comment period. MOTION: By Commissioner Peterson and seconded by Commissioner Jones to adopt Resolution PC 2004-0106 approving Tentative Parcel Map 2004-0062, a request to establish three airspace units on one common lot, based on findings and subject to conditions. Motion passed 5:0 by a roll -call vote. Commissioner Fonzi rejoined the hearing. COMMISSIONER COMMENTS AND REPORTS Chairperson Kelley asked that the tree issue be placed at the beginning of the next agenda, and welcomed Commissioner Jones to the Planning Commission. DIRECTOR'S REPORT 7. NATIVE TREE ORDINANCE REVIEW AND DISCUSSION The Planning Commission will be discussing the Native Tree ordinance Title 9 Chapter 11 and the accompanying guidelines. The item will be limited to review and discussion only no formal action or amendments to the ordinance will be considered. This Item was continued to the next meeting of the Planning Commission. ADJOURNMENT Chairperson Kelley adjourned the meeting at 11:45 p.m. to the next regularly scheduled meeting of the Planning Commission on October 5, 2004. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibits are available for review in the Community Development Department: Exhibit A — Carol Florence, applicant's response to Conditions of Approval Exhibit B — Staff Addendum to Item #4 Exhibit C — Staff Addendum to Item #5 Adopted 10-5-04