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HomeMy WebLinkAboutPC Minutes 10-18-05CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting October 18, 2005 — 7:00 P.M. Chairperson Porter called the meeting to order at 7:00 p.m. and Vice Chairperson Beraud led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jones, Kelley, O'Keefe, Patel, Beraud and Chairperson Porter Absent: None 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 and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA Commissioner O'Keefe suggested changing the agenda order so that Item #8 would be heard first. MOTION: By Commissioner O'Keefe and seconded by Commissioner Kelley to approve the agenda as amended. Motion passed 7:0 by a roll -call vote. PUBLIC COMMENT Eric Greening asked if it would be appropriate to have a study session to discuss the tree ordinance to more clearly define the terms "reasonable" and "feasible" when PC Minutes 10/18/05 Page 1 of 8 considering alternatives to removing trees, particularly on wooded hillside lots with many trees. Chairperson Porter closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON SEPTEMBER 6, 2005. 2. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON SEPTEMBER 20, 2005. 3. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON OCTOBER 4, 2005. Commissioner O'Keefe referred to the Minutes of September 6, 2005 and requested that her comments on Item #4, top of Page 11 be revised to read the "conversion of commercial to residential." MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to approve Item #1 as amended. Motion passed 7:0 by a roll -call vote. MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to approve Item #2. Motion passed 6:0 by a roll -call vote. (O'Keefe abstained) MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to approve Item #3. Motion passed 6:0 by a roll -call vote. (Jones abstained) COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 8. CONDITIONAL USE PERMIT 2005-0161, 8900 EL CAMINO REAL Applicant: Jay DeCou, DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Project Title: Conditional Use Permit 2005-0161 Project Location: 8900 El Camino Real Atascadero, CA 93422 (San Luis Obispo County) APN 056-051-033 Project Description: The proposed project consists of an application for a Conditional Use Permit for the construction of two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases. PC Minutes 10/18/05 Page 2 of 8 Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Jay DeCou, applicant, thanked staff for working with him, and explained why he is requesting the Conditional Use Permit. Mr. DeCou spoke about the following concerns: 1) blockage of sight vision due to too many trees in front, and 2) interior landscape screening between the propane location and the lot—it will be difficult to grow plants as there is a cement wall at that location. Mr. DeCou answered questions of the Commission. Joanne Main, Executive Director Chamber of Commerce, expressed her gratitude to the applicant for helping to keep a business in town, and stated she agrees with sending this back to staff for the line of sight issue. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Jones adopt Resolution PC 2005-0082 approving Conditional Use Permit 2005-0161 based on findings and subject to Conditions of Approval and with the addition that the applicant work with city staff and the City Engineer regarding the location of the trees in the front of the house, and the landscape material to be used not to interfere with any sight angles along EI Camino Real and that they also work in regards to the planting of the trees along the property line to work something out that will be feasible and work. Motion passed 7:0 by a roll -call vote. 4. TENTATIVE PARCEL MAP 2005-0070, 5750 ROSARIO AVE. Owner: The site is located on 0.93 acres within the Commercial Service Zone. Project Title: General Plan Designation: Service Commercial (SC) Project Zoning District: Commercial Service (CS) 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. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Jay DeCou, applicant, thanked staff for working with him, and explained why he is requesting the Conditional Use Permit. Mr. DeCou spoke about the following concerns: 1) blockage of sight vision due to too many trees in front, and 2) interior landscape screening between the propane location and the lot—it will be difficult to grow plants as there is a cement wall at that location. Mr. DeCou answered questions of the Commission. Joanne Main, Executive Director Chamber of Commerce, expressed her gratitude to the applicant for helping to keep a business in town, and stated she agrees with sending this back to staff for the line of sight issue. Chairperson Porter closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Jones adopt Resolution PC 2005-0082 approving Conditional Use Permit 2005-0161 based on findings and subject to Conditions of Approval and with the addition that the applicant work with city staff and the City Engineer regarding the location of the trees in the front of the house, and the landscape material to be used not to interfere with any sight angles along EI Camino Real and that they also work in regards to the planting of the trees along the property line to work something out that will be feasible and work. Motion passed 7:0 by a roll -call vote. 4. TENTATIVE PARCEL MAP 2005-0070, 5750 ROSARIO AVE. Owner: David Graves, 4155 Carrizo Road, Atascadero, CA 93422 Project Title: Tentative Parcel Map 2005-0070 Project 5750 Rosario Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-321-015 Project A request to establish three airspace condominium units on an existing lot of record. The existing Description: structures on the property are to be demolished prior to the proposed development of three detached dwelling units, approximately 1,200 square feet each. No native trees will be removed. PC Minutes 10/18/05 Page 3 of 8 Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Greg Ravat, 5735 Rosario, distributed a handout to the commission (Exhibit A), and commented that this project needs a little more attention to detail because it is in a historic neighborhood and next to a Colony home. Mr. Ravat answered questions of the Commission. Chris Aho stated he lives next door to the project and is concerned with drainage due to the increased density. David Graves, applicant, explained how he has designed the project to be compatible with the neighborhood. Matt Huston, project civil engineer, explained how the applicant will deal with the drainage issues. Chairperson Porter closed the Public Comment period. There was Commission discussion regarding landscaping, guest parking, doors to be used, the use of reasonable upgrades to produce a more "Craftsman" style home, location of front door, proportions of front porch posts, windows, and the use of traditional venting to the side of the front home. The Commission agreed that they would like the applicant to work with staff on these issues and that closer attention be paid to these homes as they are in an historic neighborhood. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelly to adopt Resolution PC 2005-0072 approving Tentative Parcel Map 2005-0070 with the following changes: 1) The architecture be revised regarding placement of the front door. 2) The columns adjusted to a Colony style. 3) The venting be of a historic style on the side of house. 4) The landscaping be used in such a way that it hides some of the features or enhances the features. 5) That there be designated parking spots on site. Motion passed 7:0 by a roll -call vote. PC Minutes 10/18/05 Page 4 of 8 General Plan Designation: Multi Family Residential - 10 (RMF -10) Zoning District: Medium Density Residential (MDR) Proposed The project qualifies for a Categorical Exemption per CEQA Section 15315: Minor Land Divisions. Environmental Determination: Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Greg Ravat, 5735 Rosario, distributed a handout to the commission (Exhibit A), and commented that this project needs a little more attention to detail because it is in a historic neighborhood and next to a Colony home. Mr. Ravat answered questions of the Commission. Chris Aho stated he lives next door to the project and is concerned with drainage due to the increased density. David Graves, applicant, explained how he has designed the project to be compatible with the neighborhood. Matt Huston, project civil engineer, explained how the applicant will deal with the drainage issues. Chairperson Porter closed the Public Comment period. There was Commission discussion regarding landscaping, guest parking, doors to be used, the use of reasonable upgrades to produce a more "Craftsman" style home, location of front door, proportions of front porch posts, windows, and the use of traditional venting to the side of the front home. The Commission agreed that they would like the applicant to work with staff on these issues and that closer attention be paid to these homes as they are in an historic neighborhood. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelly to adopt Resolution PC 2005-0072 approving Tentative Parcel Map 2005-0070 with the following changes: 1) The architecture be revised regarding placement of the front door. 2) The columns adjusted to a Colony style. 3) The venting be of a historic style on the side of house. 4) The landscaping be used in such a way that it hides some of the features or enhances the features. 5) That there be designated parking spots on site. Motion passed 7:0 by a roll -call vote. PC Minutes 10/18/05 Page 4 of 8 5. CONDITIONAL USE PERMIT 2000-0022 RECONSIDERATION Owner: Jimmie D. Shores, P O Box 216, Atascadero, CA 93423 Project Title: San Anselmo Carwash - Reconsideration of Conditional Use Permit 2000-0022. Project 6125 San Anselmo Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-225-024 Project The proposed project is a reconsideration of an approved Conditional Use Permit to allow for an additional Description: ingress/egress on San Anselmo near the northwest corner of the site. The ingress/egress request includes Project installation of a berm median that limits movement to right turns only. Description: General Plan Designation: GC (General Commercial) Zoning District: (CT) Commercial Tourist Proposed CEQA Categorical Exemption Section 15301 — Existing Facilities. Environmental General Plan Designation: Single Family Residential (SFR -Y) Determination: Zoning District: Residential Single Family (RSF-Y) Chairperson Porter announced that staff has recommended that this item be conditioned to November 1, 2005. MOTION: By Commissioner Jones and seconded by Commissioner Fonzi to Continue Item #5 to November 1, 2005 Motion passed 7:0 by a roll -call vote. 6. TENTATIVE PARCEL MAP 2005-0072, 5155 ESCARPA AVE. TO BE CONTINUED Applicant: Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero, CA 93422 Owners: Jeff Hansen, P O Box 1710, Atascadero, CA 93423 Barak Miles, 5255 Traffic Way, Ste. 104, Atascadero CA 93422 Project Title: Tentative Parcel Map 2005-0072 Project 5155 Escarpa Ave., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-161-008 Project A proposed subdivision of an existing 3.37 gross acre lot into three individual parcels of 1.01, 1.15, and 1.21 Description: gross acres. The site is currently contains a single-family residence that will remain on proposed parcel 1. The parcels consist of moderate to steep slopes and contain native trees and vegetation. Onsite septic will serve the property and water is available from Atascadero Mutual Water Company. General Plan Designation: Single Family Residential (SFR -Y) Zoning District: Residential Single Family (RSF-Y) 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, Community Determination: Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. PC Minutes 10/18/05 Page 5 of 8 MOTION: By Commissioner Fonzi and seconded by Commissioner O'Keefe to continue Item #6 to November 1, 2005. Motion passed 7:0 by a roll -call vote. 7. ZONE CHANGE 2003-0044, CONDITIONAL USE PERMIT 2003-0093, TENTATIVE PARCEL MAP 2003-0039 Applicant: Michael Jackson, 5502 Ensenada Ave., Atascadero, CA 93422 Project Title: Zone Change 2003-0044, Conditional Use Permit 2003-0093, Vesting Tentative Parcel Map 2003- 0039 with a planned development overlay. Project 5502 Ensenada Ave, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 028-361-014 Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, and Description: Tentative Parcel Map to establish three new single-family homes with one existing single-family home located on individual lots that will be developed under the requirements of the PD -7 Overlay District within the Residential Multi -Family (RMF -10) Zoning District. The project includes one home per lot each with a two -car garage and a single guest parking space. Five native trees are proposed for removal. The project proposes construction 20 -feet from a blue -line creek. The proposed residences will be served by City sewer. General Plan Designation: Medium Density Residential — MDR Zoning District: Residential Multiple Family — RMF -10 Proposed Based on the initial study prepared for the project, a Negative Declaration is proposed. The proposed Environmental Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Community Determination: Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason gave the staff report and Deputy Community Development Director Steve McHarris spoke about appearance review design standards. PUBLIC COMMENT Jamie Kirk, applicant's representative, spoke about the project and explained the applicant's concerns with introducing a two story home into this neighborhood. In addition the applicant requested the following changes to the Conditions of Approval: 1. Page 146, Section 2-7: Change PD -25 to PD -7. 2. Page 149, Condition No. 8: Request 16 foot width requirement. 3. Page 150 Condition No. 12: Does the affordability requirement apply to all four homes? 4. Page 153 Condition No. 26: Applicant thought there would be no sidewalk requirements on Ensenada. Would prefer DG path if needed. 5. Tree removal permit should incorporate extra small trees. Mike Jackson, applicant, spoke about the site and explained how he decided on the footprints for the houses. Mr. Jackson answered questions of the Commission. PC Minutes 10/18/05 Page 6 of 8 Eric Greening spoke about the creek trail, the issue of a sidewalk along Ensenada, whether a PD -7 is setting a precedent for this area and the resulting cumulative impacts along the banks of the creek, and seismic concerns in saturated alluvium. Chairperson Porter closed the Public Comment period. Commissioner Kelley expressed concern with the 20 -foot wide driveway pavement and suggested the Fire Department should make a final decision on this driveway. Vice Chairperson Beraud suggested upgrading the appearance on the existing home as well as the proposed units stating it is difficult to make the finding that this is meeting the upgraded appearance. She thinks a drainage detention basin is needed if the smaller setbacks are allowed, and is also concerned about the frontage improvements, lack of a tree protection plan map and fire access for the driveway. Commissioner Jones stated this project does not meet the architectural standards, creek setback, and the driveway width for the application of a PD -7. Commissioner O'Keefe expressed several concerns including: 1) the soils report which was done in 2003 when the City was in a draught condition, 2) the project not meeting the standards for a PD -7, 3) if two-story homes were used at the back of the project the footprints could be smaller and house #4 could be reoriented to face front, and 4) the existing house should have an appearance upgrade so the project ties together as a PD -7. Commissioner Fonzi stated the following concerns: 1) too many houses in too small a footprint, 2) 1/3 of the lot is within the Atascadero Creek reservation area and it must be looked at more closely, 3) timing of soils report, 4) discrepancies in the report regarding tree removals must be clarified, 5) she is not happy with the landscape plan, 6) the house on lot 4 must face the road or be omitted, 6) must clarify the affordability issues, and 7) would like additional information regarding the sewer system. She would prefer to deny the project at this stage and bring it back to the Commission in a different form. MOTION: By Vice Chairperson Beraud and seconded by Commissioner O'Keefe to continue this item and staff to: 1. Address concerns about appearance to upgrade the appearance of the existing house and maybe incorporate the garage expansion in that process. 2. Address the 20 -foot road. 3. Address how to reorient or redesign the lot #4. 4. Make an attempt to be sensitive to the creek setback, possibly two-story homes in the back to increase the amount of landscaping in the setback. 5. To define what the frontage improvements will be in alignment with the proposed RCD trail. PC Minutes 10/18/05 Page 7 of 8 6. The City Engineer look at the C.R. Delta Corporation soils report 7. Think about the footprints and a smaller size home. 8. That there be a map to look at that goes along with the arborist's report. 9. Provide additional information on the sewer line and how it would be connected. 10. Look at the drainage basins and their proximity to the creek setback. 11. The architectural appearance to be enhanced to the standards of the PD -7, and that it includes the existing home. 12. Staff to address what the affordable housing total would be. Motion passed 7:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Kelley stated that the Sunken Gardens look spectacular and thanked Public Works Director Steve Kahn for his work. Commissioner Fonzi asked staff to look into the Police Department's "Safe Neighborhoods" program and whether this should be a condition to include in projects in the redevelopment area. Vice Chairperson Beraud questioned if there is a permit out on Santa Rosa and EI Camino Real. Associate Planner Gleason stated there is and that along EI Camino Real there will be two new smaller office buildings proposed. DIRECTOR'S REPORT Community Development Director Warren Frace gave a follow up report on the Mariquita PD -7 project. Director Frace also reviewed the agenda for the next Planning Commission meeting. ADJOURNMENT Chairperson Porter adjourned the meeting at 8:47 p.m. to the next regularly scheduled meeting of the Planning Commission on November 1, 2005. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following Exhibit is available for review in the Community Development Department: Exhibit A — Greg Ravatt, drawing. PC Minutes 10/18/05 Page 8 of 8