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HomeMy WebLinkAboutPC Minutes 01-17-06CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting Tuesday, January 17, 2006 — 7:00 P.M. Chairperson Porter called the meeting to order at 7:04 p.m. and Commissioner Jones led the Pledge of Allegiance Rr)l I rAl I Present: Commissioners Fonzi, Jones, Kelley, O'Keefe and Chairperson Porter Absent: Vice Chairperson Beraud Staff Present: Community Development Director Warren Frace, City Engineer/Public Works Director Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS A. Administration of Oath of Office The City Clerk Marcia McClure Torgerson administered the Oath of Office to new Planning Commissioner Greg Slane. Chairperson Porter welcomed Commissioner Slane. APPROVAL OF AGENDA MOTION: By Commissioner O'Keefe and seconded by Commissioner Fonzi to approve the agenda. Motion passed 6:0 by a roll -call vote. PC Minutes 01/17/06 Page 1 of 8 DISCLOSURE OF EX PARTE COMMUNICATIONS: None PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JANUARY 3, 2006. Commissioner Fonzi referred to her remarks at the bottom of page 6 of the Minutes of January 3rd and asked that the first paragraph under Commissioner Comments and Reports be revised to read: "Commissioner Fonzi asked for Commission discussion regarding conversion of multi family zoned lots to PD's and the impact of this conversion on affordable housing." Commissioner Fonzi also requested that the second paragraph under Commissioner Comments and Reports be amended to read: "There was lengthy Commission discussion and it was suggested that the issue be discussed at a future joint session of the Planning Commission and City Council." MOTION: By Commissioner Jones and seconded by Commissioner Fonzi to approve Item #1 as amended. Motion passed 3:0 by a roll -call vote. (Slane, Kelley and Porter abstained) COMMUNITY DEVELOPMENT STAFF REPORTS Community Development Director Warren Frace announced that Item #3 will be continued to a date certain of February 7, 2006. PUBLIC HEARINGS 2. CONDITIONAL USE PERMIT 2005-0148,4180 EL CAMINO REAL Applicant: CKE Restaurants, Inc., 401 W. Carl Karcher Way, Anaheim, CA 92801 Owner• K -Mart Corporation, 3100 W. Big Beaver Rd., Troy, MI 48084 Project Title: Conditional Use Permit 2005-0148 Project 4180 El Camino Real, Atascadero, CA 93422 PC Minutes 01/17/06 Page 2 of 8 Location: APN 049-221-063 Project The proposed project consists of an application for a Conditional Use Permit for a drive - Description: through restaurant located on 0.83 acres within the Commercial Retail Zone. The proposal includes a main dining building with outdoor patio areas for restaurant patrons and a drive- through facility along the El Camino Real and San Anselmo frontages. The site is currently vacant and located within the existing K -Mart Shopping Center. 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 Environmental proposed. The proposed Mitigated Negative Declaration is available for public review at Determination: 6907 El Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason and City Engineer Steve Kahn gave the staff report and answered questions of the Commission. PUBLIC COMMENT Lorenzo Reyes, applicant's representative, stated the applicant is in favor of alternative C and explained why he thinks the improvements recommended by the City are not necessary. Mr. Reyes answered questions of the Commission. Debra Gerand, Project Architect, spoke about the wall proposed for the project. Lorenzo Reyes spoke about the circulation on the site and their preference of moving rather than eliminating the driveway at the intersection with EI Camino Real. Richard Mullen spoke about traffic mitigation at this site and in favor of requiring the full widening of San Anselmo Road. Joann Main, Atascadero Chamber of Commerce, stated she was conflicted about this situation as development is necessary to grow the city, but thinks it is unfair to ask this applicant to assume the entire cost. Jim Merzon stated that some sort of traffic control is needed at the north bound off ramp when making a left turn onto San Anselmo. Lorenzo Reyes reiterated his view that the traffic impacts from this project would be minimal and requested a decision be made tonight. Chairperson Porter closed the Public Comment period. There was extensive Commission discussion regarding possible options for the improvement of San Anselmo Road. PC Minutes 01/17/06 Page 3 of 8 Commissioner Jones urged the Commission think more about the concept of funding for this corridor, and thinks the city has an obligation for this project in this area to bring something to the table for its failure to execute on the original developer. MOTION: By Commissioner Kelley and seconded by Chairperson Porter to adopt Resolution PC 2005-0075 certifying Proposed Mitigated Negative Declaration 2005-0047 and approving the Master Plan of Development (CUP 2005-0148) based on findings and subject to Conditions of Approval and Mitigation Monitoring, and using Improvement Plan B with the bulb, and the applicant will work with staff to move the driveway further away from the intersection of EI Camino Real. Motion passed 5:1 by a roll -call vote. (O'Keefe opposed) Commissioner O'Keefe stated for the record that she voted no because she thinks option A would benefit the City and that the applicant has already budgeted $110,000 for the traffic impact costs and for an additional $20,000 option A could be built. Chairperson Porter recessed the hearing at 8:35 p.m. Chairperson Porter called the meeting back to order at 8:48 p.m. Commissioner Jones left the meeting at 8:40 p.m. 3. TENTATIVE TRACT MAP 2005-0080, NAVAJOA Owner/ Terry Otis, 6480 Alta Pradera, Atascadero, CA 93422 Applicant: Project Tentative Tract Map 2005-0080 Title: Project 7665, 7675, 7685, 7695 Navajoa, Atascadero, CA 93422 Location: APN 031-153-014 Project The proposed project consists of an application to create 4 airspace condominiums on one Description: common lot. The units are currently under construction. General Plan Designation: Medium Density Residential (MDR) Zoning District: Residential Multi -Family — 10 (RMF -10) Proposed Class 1 of the California Environmental Quality Act (CEQA) (Section 1530 1) exempts Environmental alterations or conversions of existing facilities which create no or negligible expansions of Determination: use. This Item is continued to February 7, 2006. PC Minutes 01/17/06 Page 4 of 8 4. GENERAL PLAN AMENDMENT 2005-0015, ZONE CHANGE 2005-0104, 0105, CONDITIONAL USE PERMIT 2005-0170, TENTATIVE TRACT MAP 2005-0076 Applicant: JRW Group, Inc., 1900 Spring Street, Paso Robles, CA 93446, Phone: 226-9306 Owner: Arthur & Mary Jazwiecici, P. O. Box 547, Atascadero, CA 93423 Project El Camino Court - General Plan Amendment 2005-0015 / Zone Change 2005-0104 / Zone Title: Change 2005-0105/ Conditional Use Permit 2005-0170/ TTM 2005-0076 Project 4705, 4711, 4713 El Camino Real Atascadero, CA 93422 Location: APN: 029-271-001 Project The proposed project consists of an application for a General Plan Amendment, Zone Description: Change, and Conditional Use Permit for a commercial/residential mixed-use development located on a 1.71 -acre parcel within the Commercial Retail (CR) zoning district. A 0.62 - acre portion of the site along El Camino Real will retain the CR zoning. The remaining 1.08 acres will require a General Plan Amendment to High Density Residential (HDR), a zone change to Residential Multi -Family (16 units/acre) (RMF -16) with a Planned Development Overlay Zone, and a vesting tentative condominium subdivision map. The site is accessed along El Camino Real. Proposed buildings consist of two multi -family residential buildings and two mixed-use buildings designed for commercial use on the lower floor and residential use on the upper floor. A maximum of 40 dwelling units and 8,000 square feet of commercial space are proposed. Three 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 Environmental proposed. The proposed Mitigated Negative Declaration is available for public review at Determination: 6907 El Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Deputy Community Development Director Steve McHarris and City Engineer Steve Kahn gave the staff report and answered questions of the Commission. Staff added an additional finding not in the staff report to read: "The characteristics of a use, this use, or its immediate vicinity do not necessitate the number of parking spaces type of design improvements required by the parking code, that reduced parking will be adequate to accommodate on the site all parking needs generated by the use." PUBLIC COMMENT Chuck Treatch, applicant's representative, spoke about the project and stated the applicant is in agreement with all conditions of approval. Mr. Treatch answered questions of the Commission. Scott Vincent, project architect, addressed several issues raised by the Commission including grading, tree protection and placing a recreation use at the front of the project rather than utilizing that space for commercial/retail. Mr. Vincent answered questions of the Commission. PC Minutes 01/17/06 Page 5 of 8 Jim Merzon stated he owns property just north of this site and that this is a great project which he hopes will move forward. Mr. Merzon asked several questions about the project. Julie Motts stated she owns property near this site and asked if the power lines for this project would be underground. Jim Merzon asked if the project buildings along EI Camino Real could be made commercial retail. Chairperson Porter closed the Public Comment period. Commissioner Fonzi indicated that she likes the project very much but feels it must comply with the City Council's recommendation for commercial space. She stated she would feel more comfortable if this was all some other kind of commercial use and the recreation use was moved further back in the project. Commissioner O'Keefe stated that this is attractive project providing affordable units and a good transition from residential to commercial. She likes the recreation room at the front on the main floor, and though a strong supporter of commercial, she does not think this project will draw the walking public. Commissioner Kelley agreed with Commissioner O'Keefe stating there is a tradeoff with affordable workforce housing which is much needed, and as this is going to the City Council they can pursue the commercial retail use if they so choose. Chairperson Porter agreed that there is a tradeoff for the loss of commercial retail and the affordable units at the back are important, and indicated this was a high quality project and good for the community and the neighborhood. MOTION: By Commissioner Kelley and seconded by Commissioner O'Keefe to adopt Resolution PC 2006-0001 recommending that the City Council certify Proposed Mitigated Negative Declaration 2005-0063; and, adopt Resolution PC 2006-0002 recommending that the City Council approve General Plan Amendment 2005-0015 based on findings; and, adopt Resolution PC 2006-0003 recommending that the City Council introduce an ordinance for first reading by title only, to approve Zone Text Change 2005-0104 establishing a PD -26 overlay district based on findings; and, adopt Resolution PC 2006-0004 recommending that the City Council introduce an ordinance for first reading by title only, to approve Zone Change 2005-0105 based on findings; and, adopt Resolution PC 2006-0005 recommending that the City Council approve Conditional Use Permit 2005-0170 (Master Plan of Development) based on findings and subject to Conditions of PC Minutes 01/17/06 Page 6 of 8 Approval and Mitigation Monitoring; and, adopt Resolution PC 2006-0006 recommending that the City Council approve Vesting Tentative Tract Map 2005-0076 based on findings and subject to Conditions of Approval and Mitigation Monitoring, and with the staff finding added. Motion passed 5:0 by a roll -call vote. Commissioner Fonzi asked for the record that the City Council look at this carefully in terms of commercial retail and consider whether this is the best way to go. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Keefe asked about the vote on the Navajoa project at the last Planning Commission meeting which indicated the 3:2 vote as a negative recommendation to the City Council. Community Development Director Warren Frace stated that the City Attorney researched this and in this case, a Zone Change, a 3:2 vote would be an affirmative recommendation, and it will go forward to the Council as such. He further explained that General Plan Amendments would require 4 votes to go forward as a positive recommendation. Commissioner Kelley asked about a potential project for Del Rio Road and EI Camino Real. Director Frace stated that no application has yet been received for any project at that location. Commissioner Fonzi asked when the City Council would be meeting to set their priorities. Director Frace reported that the Strategic Planning Session is scheduled for January 27t" and 28t". In addition, staff is looking at February 28t" for a joint session with the City Council to discuss condominium conversions, rental housing stock, affordable housing stock, etc. Director Frace gave an update on the inclusionary housing program. Commissioner Kelly asked if there is a moratorium on existing apartments being converted to Condos. Director Frace stated there is no legal moratorium but rather a General Plan inconsistency issue that prevents this from happening at this time. DIRECTOR'S REPORT Community Development Director Warren Frace spoke about the issue of Linda Vista, which came up at previous meeting, stating that he went with the Fire Chief and Public Works Director to look at the street and staff will be reporting back to the Commission on their findings in February. PC Minutes 01/17/06 Page 7 of 8 ADJOURNMENT Chairperson Porter adjourned the meeting at 9:57 p.m. to the next regularly scheduled meeting of the Planning Commission on February 7, 2006. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary PC Minutes 01/17/06 Page 8 of 8