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HomeMy WebLinkAboutPC Minutes 09-06-05CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting September 6, 2005 — 7:00 P.M. At Chairperson Porter's request Vice Chairperson Beraud called the meeting to order at 7:03 p.m. Commissioner Patel led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Kelley, O'Keefe, Patel, Beraud and Chairperson Porter Absent: Commissioner Jones Staff Present: Community Development Director Warren Frace, Public Works Director/City Engineer Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason, Associate Planner Kerry Margason, Assistant Planner Lisa Wilkinson, and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA Commissioner O'Keefe suggested that Item #7 be moved to follow Item #3, with Items #5 and 6 to follow and Item #4 heard last. MOTION: By Commissioner O'Keefe and seconded by Commissioner Kelley to approve the agenda as amended. Motion passed 6:0 by a roll -call vote. PUBLIC COMMENT PC Minutes 09/06/05 Page 1 of 12 Susan Litteral expressed concern with drainage issues for a previously approved tract map on San Rafael Road. City Engineer Steve Khan addressed Ms. Litteral's concerns. Commissioner Jones joined the hearing at 7: 05 p.m. Vice Chairperson Beraud closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON AUGUST 16, 2005. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelley to approve Item #1. Motion passed 6:0 by a roll -call vote. (Porter abstained) COMMUNITY DEVELOPMENT STAFF REPORTS 2. TREE REMOVAL PERMIT 2005-0075 Applicant Centex Homes, 735 Tank Farm Road, SLO, CA 93401 Project Title Tree Removal Permit 2005-0075 Project Location EI Camino Real / Santa Barbara Road, Ataseadero, CA 93422 Project Description Request to remove one 40" native oak tree for required street improvements. Staff Recommendation The Planning Commission approve the requested removal. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT — None MOTION: By Commissioner Fonzi and seconded by Commissioner Kelley to adopt Resolution PC 2005-0068 to approve the request to remove one (1) native oak tree subject to conditions of approval. Motion passed 7:0 by a roll -call vote. PC Minutes 09/06/05 Page 2 of 12 3. TREE REMOVAL PERMIT 2005-0077 Applicant Gaylen Little, Hidden Oaks Village, 941 Buena Fortuna Circle, Atascadero, CA 93422 Project Title Tree Removal Permit 2005-0077 Project Location Buena Fortuna Circle, Atascadero, CA 93422 Project Description Request to remove one dead 28" blue oak tree. Staff Recommendation The Planning Commission approve the requested removal. Assistant Planner Lisa Wilkinson gave the staff report and answered questions of the Commission. Commissioner O'Keefe expressed concern that the mitigation does not follow the tree ordinance. PUBLIC COMMENT Steve Alvarez, applicant's arborist, answered questions of the Commission. Vice Chairperson Beraud closed the Public Comment period. MOTION: By Commissioner O'Keefe and seconded by Commissioner Kelley to adopt Resolution PC 2005-0071 to approve the request to remove one (1) native oak tree subject to conditions of approval and that the full amount of the mitigation be paid. Motion passed 7:0 by a roll -call vote. Commissioner O'Keefe stated for the record that she made the motion as she did because the developers made every effort to protect the trees on a difficult site. She would like to see another oak tree, but that decision is up to the owners of the property. PUBLIC HEARINGS 7. CONDITIONAL USE PERMIT AMENDMENT 2000-0024 Owner Loraine Russell, P O Box 257, Atascadero, CA 93423 Project Title Conditional Use Permit Amendment 2000-0024 Project 6340 Alcantara Ave. / Tecorida Ave., Atascadero, CA 93422, San Luis Obispo County Location APN 030-292-065 Project A request to change affordable housing condition to allow in -lieu fee payment pursuant to current Council Description policy. PC Minutes 09/06/05 Page 3 of 12 General Plan Designation: MDR Zoning District: RMF -10 / PD7 Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT — None MOTION: By Commissioner Kelley and seconded by Commissioner O'Keefe to Adopt Resolution PC 2005-0069 to approve the amendment to CUP 2000-0024 modifying the affordable housing condition to be consistent with current City Council Policy and add a condition of approval requiring sidewalks along the Tecorida Avenue frontage. Motion passed 7:0 by a roll -call vote. 5. GENERAL PLAN AMENDMENT 2005-0014, MARCHANT Applicant Kelly and Tamara Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title GPA 2005-0014, CUP 2005-0156, TTM 2005-0066, ZCH 2005-0098 Airspace Condominium Map Project 5000, 5020, 5060 Marchant Avenue, Atascadero, CA 93422 Location APN 030-213-011, 012, 013, 014 Project The proposed project consists of an application for a General Plan Amendment, Conditional Use Description Permit, Zone Change, and Tentative Tract Map for the construction of twelve new condominium units with a condominium map. Proposed condos range from 767 square feet to 1,996 square feet. Each residential unit will include a one -car garage and one parking space in each driveway. The project will take access off of Marchant Avenue, as well as a Phase I development on Tecorida Avenue which has been previously built by the applicant. No native trees are proposed for removal. General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) 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 at 6905 El Camino Real, Suite Determination 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Kelly Gearhart, applicant, answered questions of the Commission. Vice Chairperson Beraud closed the Public Comment period. Commissioner O'Keefe asked for assurance that the trees in the open space easement area have protection placed at the drip line on all sides. PC Minutes 09/06/05 Page 4 of 12 Commissioner Fonzi stated that the affordable housing should include other than just one bedroom units—to be determined by staff. Vice Chairperson Beraud suggested incorporating additional sidewalks, from the existing sidewalk at Marchant to the most southerly unit, to create a more safe pedestrian access to all units. MOTION: By Commissioner Kelly and seconded by Chairperson Porter to adopt Resolution PC 2005-0062 recommending that the City Council certify Proposed Mitigated Negative Declaration 2005- 0042; and, adopt Resolution PC 2005-0063 recommending that the City Council approve General Plan Amendment 2005-0014 based on findings; and, adopt Resolution PC 2005-0064 recommending that the City Council approve Zone Map Change 2005-0098 based on findings; and, adopt Resolution PC 2005-0065 recommending that the City Council introduce an ordinance for first reading by title only, to approve Zone Text Amendment 2005-0102 modifying PD -10 overlay district code text based on findings; and, adopt Resolution PC 2005- 0066 recommending that the City Council approve Conditional Use Permit Amendment 2005-0156 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution PC 2005-0067 recommending that the City Council approve Tentative Tract Map 2005-0066 based on findings and subject to Conditions of Approval and Mitigation Monitoring and that the applicant will work with staff regarding the affordable housing issue that they will include more than one -bedroom units, and the applicant will work with staff to put in a sidewalk where feasible. Motion passed 7:0 by a roll -call vote. 6. TENTATIVE PARCEL MAP 2005-0069, 8585 SAN RAFAEL ROAD Applicant David Graves, DLG Development, 4155 Carrizo Road, Atascadero, CA 93422 Project Title Tentative Parcel Map 2005-0069 Project 8585 San Rafael Road, Atascadero, CA 93422, San Luis Obispo County Location APN 056-36 1 -001 Project A proposed subdivision of an existing 5.36 gross acre lot into two individual parcels of 2.50 and 2.86 Description gross acres. The site currently contains a single-family residence with a detached shop/garage that will remain on proposed Parcel 1, allowing the new lot to be developed as a single-family residence. The lot split will be in a "flag" lot configuration with Parcel 2 gaining access from San Rafael Rd. through a 24' driveway. The existing site consists of gentle slopes with a blue -line creek crossing the proposed Parcel 1 from south to north. Proposed Parcel 2 is currently an open grass pasture. Onsite septic will serve the PC Minutes 09/06/05 Page 5 of 12 Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. In response to a Commission question regarding the bike lanes, City Engineer Steve Kahn proposed the applicant be required to do a 401 per the condition and strike the class two bikeways. PUBLIC COMMENT David Graves, applicant, addressed questions raised by the Commission. Susan Litteral clarified the area where the flooding occurs and spoke about consistency with the neighborhood. Ray Cordero stated his concerns with the culvert the applicant proposes to put on the property. Vice Chairperson Beraud closed the Public Comment period. Public Works Director Steve Kahn addressed questions raised during the Public Comment period. There was Commission discussion regarding drainage issues and siting of the driveway. MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to continue this item so that the drainage issues and flow of water be worked out. Motion passed 5:2 by a roll -call vote. (Kelley, Porter opposed) Vice Chairperson Beraud recessed the hearing at 8:02 p.m. Vice Chairperson Beraud called the meeting back to order at 8:12 p.m. PC Minutes 09/06/05 Page 6 of 12 property with relocation of the existing leach field. Water is available from Atascadero Mutual Water Company. General Plan Designation: Rural Estate (RE) Zoning District: Residential Suburban (RS) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Determination Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. In response to a Commission question regarding the bike lanes, City Engineer Steve Kahn proposed the applicant be required to do a 401 per the condition and strike the class two bikeways. PUBLIC COMMENT David Graves, applicant, addressed questions raised by the Commission. Susan Litteral clarified the area where the flooding occurs and spoke about consistency with the neighborhood. Ray Cordero stated his concerns with the culvert the applicant proposes to put on the property. Vice Chairperson Beraud closed the Public Comment period. Public Works Director Steve Kahn addressed questions raised during the Public Comment period. There was Commission discussion regarding drainage issues and siting of the driveway. MOTION: By Commissioner O'Keefe and seconded by Commissioner Jones to continue this item so that the drainage issues and flow of water be worked out. Motion passed 5:2 by a roll -call vote. (Kelley, Porter opposed) Vice Chairperson Beraud recessed the hearing at 8:02 p.m. Vice Chairperson Beraud called the meeting back to order at 8:12 p.m. PC Minutes 09/06/05 Page 6 of 12 4. GENERAL PLAN AMENDMENT 2003-0005, WEST FRONT Applicant Richard Shannon, West Front Properties, 5070 San Benito Rd., Atascadero, CA 93422 Owner Colony Associates, 4100 W. Alameda Ave. Suite 103, Burbank, CA 91505 Project Title West Front Village: General Plan Amendment 2003-0005, Planned Development Zone Code Text 2003-0058, Mixed -Use Planned Development Zone Change 2004-0088, Master Plan of Development (CUP 2003-0108), Tentative Tract Map 2003-0035. Project 8870 West Front Road, 8760, 8840 Portola Road (APN 056-131-015, 17, 018, and 019) each within Location the 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 horizontal mixed-use commercial and residential development on a 13.35 -acre site. The project site fronts both West Front Road and Portola Road and includes 14 single-family residential homes, 18 multi -family residential duplex units, a 79 -unit hotel, and 10,000 square feet of commercial retail/restaurant and gas station/fast food buildings. The project includes a future 5 -lot single-family residential subdivision with retention of an existing historic colony home, adobe building, associated outbuildings, and native oak trees at the rear of the site for an overall project total of 37 residential units. The site contains 18 native oak trees of which 14 are proposed for removal. General Plan Designation: GC — General Commercial Zoning District: CR — Commercial Retail 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 at 6905 El Camino Real, Suite 6, Determination Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Commissioner Patel stepped down from consideration of this item stating he has a potential conflict because he is an existing hotel operator, had challenged this project in the past and has proposed a motel project in the vicinity of this project. (Exhibit A) Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. A memorandum of recommended corrections to the staff report and conditions of approval was distributed to the Commission. (Exhibit B) PUBLIC COMMENT John Knight, RRM Design Group, applicant's representative, gave a brief overview of the project. Pat Blodey, applicant's architect, answered questions of the Commission John Rosetti, applicant, addressed questions raised by the Commission. Karen Smith raised several issues of concern including traffic on West Front, setbacks, sidewalks and bike lanes along West Front, lighting from the project, noise impacts and landscaping. PC Minutes 09/06/05 Page 7 of 12 Denise Morey expressed concern regarding notification for this project and traffic impacts to the neighborhood. Ron Grove stated his concern with traffic impacts from the commercial portion of this project, especially in a residential area. Robert Gober spoke about the increased traffic impact to the area from this project. Rich Moore expressed his concerns regarding signage at the site, traffic impacts and inconsistency of development with the surrounding neighborhood. Ron Holland spoke about the hotel for the site, which he will own/build, and addressed the issue of truck noise on the site. Hal Carden spoke in favor of the project, which he thinks is appropriate for this site. Richard Shannon, applicant, spoke about the traffic lights they will be installing on Santa Rosa Road at the freeway ramps as well as the commercial uses on the site. Jason McCorey spoke in favor of the project, particularly the affordable housing component. Mary Stall expressed her concern regarding the traffic impacts that will be created by this project. She would like this area to remain residential. John Knight addressed questions raised during the Public Comment period. Karen Smith commented that the noticing for this project could have been better. Vice Chairperson Beraud closed the Public Comment period. City Engineer Steve Kahn addressed traffic issues raised during the Public Comment period. Vice Chairperson Beraud recessed the hearing at 9:52 p.m. Vice Chairperson Beraud called the meeting back to order at 10:00 p.m. Commission comments were as follows: Commissioner Fonzi: 1. Has concerns with traffic, but was reassured by the City Engineer's comments. 2. Would like conditions for lighting and signage; the 50 foot pylon signs are excessive 3. The hotel is an attractive prospect; the bed tax revenue is helpful. 4. Likes the transition from the commercial area to the residential area. PC Minutes 09/06/05 Page 8 of 12 5. Overall is in favor of the project with a few improvements. Commissioner Kelley: 1. The project is well designed; it will be up to the City Council to determine if this is the proper location for it. 2. Commercial development is needed in the city. 3. Traffic is a concern, but the signals will help move traffic along. 4. Would like to see Coromar Court narrowed, to slow down traffic, and restrict parking to one side to create additional green space. 5. Disappointed that traffic study did not address Coromar; he would like to see a stripe down the center of the road and stop signs. 6. Affordable housing is difficult to achieve given cost of building materials, etc. Commissioner O'Keefe: 1. There has been considerable improvement in the design and layout, and all recommendations from the joint meeting have been met. 2. Traffic is a problem given the proximity of EI Camino Real and Highway 101. 3. Disappointed that the Commission was not given the interior layouts of the houses 4. The 50 foot pylon signs are too high. 5. Is very concerned with the financial numbers the applicant provided to justify conversion of commercial to residential and would like the applicant to produce a report that contains considerably more information. Chairperson Porter 1. Increased traffic is his biggest concern; the proposed traffic signals will help control some of that. 2. His primary concern is generating adequate retail and tax revenues from the commercial projects fronting West Front. 3. Must ensure that restaurant is on the market after the hotel is complete. 4. Overall he feels comfortable sending the project to the Council. Commissioner Jones: 1. Project is stronger now, particularly the housing element. 2. Traffic control devices will produce some results when installed. 3. Must have real calculations reagarding what the foot candle and lumen output will be on the signs and what they will look like, however, it is important to have signage that will get people off the freeway and into the businesses. 4. Wants a condition outlining uses for the project similar to those the Commission came up with for Dove Creek. Vice Chairperson Beraud 1. Agrees that the pylon height is excessive; 40 feet is high enough. 2. She supports narrowing Coromar Court and restricting parking to one side increasing green space in the duplex area. PC Minutes 09/06/05 Page 9 of 12 3. Supports City Council and staff reviewing the allowable uses to ensure they will meet the sales tax generation goal. 4. The financial justification report is inadequate; it must be made clearer and be available to the public. 5. Must include a condition that the business park color theme be a darker tone to reduce glare from the walls facing the residential areas. MOTION: By Commissioner Jones and seconded by Commissioner Kelley to adopt Resolution PC 2005-0056 recommending that the City Council certify Proposed Mitigated Negative Declaration 2005-0165; and, Resolution PC 2005-0057 recommending that the City Council approve General Plan Amendment 2003-0005 based on findings; and, Resolution PC 2005-0058 recommending that the city Council introduce an ordinance for first reading by title only, to approve Zone Code Text Change 2003-0058 establishing a PD -23 overlay district based on findings; and, Resolution No. PC 2005-0059 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 2005-0060 recommending that the City Council approve Master Plan of Development (CUP 2003-0108) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and Resolution No. PC 2005-0061 recommending that the City Council approve Tentative Tact Map 2003-0035 based on findings and subject to Conditions of Approval and Mitigation Monitoring; with the addition of the following conditions: 1) Additional traffic control evaluation on Portola. 2) Eliminate specific non tax uses from pages 75 and 76 and use the Dove Creek model for Council's consideration. 3) Require the applicant to work with staff to adjust colors and textures of the business park. 4) Work with staff to come up with accurate modeling of what the signs look like at night based on their foot candle and their lumen output, and have those mockups for the public hearing before City Council. 5) Applicant to work with staff to narrow Coromar Court to two lanes of traffic with a fire lane and increase the green area. 6) Coromar Street, from Portola to Curbaril, to have a center line and install stop signs at the intersection of Via Tortuga and Coromar. 7) Staff to review the two year marketing period for the restaurant to make sure it is enforceable and in place. Motion passed 5:1 by a roll -call vote. (O'Keefe opposed and Patel abstained) PC Minutes 09/06/05 Page 10 of 12 Commissioner O'Keefe stated for the record that she voted no because she doesn't believe that the financial numbers were provided to justify the conversion of commercial to residential. Vice Chairperson Beraud recessed the hearing at 10: 23 p.m. Vice Chairperson Beraud called the meeting back to order at 10:25 p.m. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Keefe questioned who was responsible for repairs of the pavement on Santa Barbara Road and asked about the water at Dove Creek where grading is currently in progress. City Engineer Steve Kahn addressed the questions. Commissioner Jones felt it would be helpful to have a goal and tracking tool for the Commission, when large housing projects come forward, to balance the housing inventory against the General Plan for those areas that should be tracked. Commissioner Kelley stated that having workshops on large projects has helped to make them go smoother. He would like to see notification to neighbors on public workshops as well as hearings on projects that have significant impacts to neighborhoods. Commissioner Fonzi complimented Vice Chairperson Beraud on how she handled tonight's meeting. Chairperson Porter also thanked Vice Chairperson Beraud, stating he had cataract surgery this morning and would have had difficulty running the meeting. DIRECTOR'S REPORT Community Development Director Warren Frace reviewed the agenda for the next Planning Commission meeting. ADJOURNMENT Vice Chairperson Beraud adjourned the meeting at 10:30 p.m. to the next regularly scheduled meeting of the Planning Commission on September 20, 2005. PC Minutes 09/06/05 Page 11 of 12 MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibits are available for review in the Community Development Department: Exhibit A — Commissioner Patel, Conflict Statement Exhibit B — Staff Memorandum for Item #4 PC Minutes 09/06/05 Page 12 of 12