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.
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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
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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.
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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.
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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.
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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
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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.
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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
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