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HomeMy WebLinkAboutPC Minutes 06-20-06CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting Tuesday, June 20, 2006 — 7:00 P.M. Vice Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner Slane led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Kelley, Porter, Slane and Vice Chairperson O'Keefe Absent: Commissioner Jones and Chairperson Beraud Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director David Athey, Associate Planner Kelly Gleason, Associate Planner Kerry Margason and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Porter and seconded by Commissioner Kelley to approve the agenda. Motion passed 5:0 by a roll -call vote. PUBLIC COMMENT None PC Minutes 06/20/06 Page 1 of 12 CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 6, 2006. MOTION: By Commissioner Kelley and seconded by Commissioner Porter to approve Item #1. Motion passed 4:0 by a roll -call vote. (Fonzi abstained) PUBLIC HEARINGS 2. PLN 2099-1020/CUP 2005-0150/TTM 2006-0088 Owner: Eugene Barre, PO Box 776, Templeton, CA 93465 Project Title: Zone Change 2005-0097, CUP 2005-0150, TTM 2006-0088, Planned Development 25 Project 8255 San Andres Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-292-022 Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, Description• and Tentative Tract Map for the construction of four new single-family duets on individual lots that will be developed under the requirements of the Planned Development overlay #25. One existing home is to remain on-site. The existing home qualifies as a historic colony home. Nine native trees are proposed for removal. The project will take access off of San Andres Ave., full frontage improvements will be provided. General Plan Designation: Medium Density Residential Zoning District: Residential Multi -Family -10 (RMF -10) 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 from Determination: 5/25/06 through 6/14/06 at 6907 EI Camino Real, 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. Deputy Public Works Director David Athey reviewed the revised conditions of approval. (Exhibit A) Ex Parte Communications ■ Vice Chairperson O'Keefe stated she had visited the site with the applicant's engineer and Associate Planner Kelly Gleason. PUBLIC COMMENT Pamela Jardini, applicant's representative, stated they are in agreement with the staff report and conditions of approval. Ms. Jardini answered questions of the Commission. Vice Chairperson O'Keefe closed the Public Comment period. PC Minutes 06/20/06 Page 2 of 12 There was Commission discussion regarding moving the houses closer to the street front to save trees and decrease the height of the stem wall, replacing the garage planned for the Colony Home with a trellis structure mimicking the existing porch of the home, moving guest parking further to the back and away from the Colony Home, and increasing the open space easement at the back. Ms. Jardini, speaking for the applicant agreed with these changes. MOTION: By Commissioner Kelley and seconded by Commissioner Fonzi to adopt Resolution PC 2006-0058 recommending the City Council certify Proposed Mitigated Negative Declaration 2006-0019; and, adopt Resolution PC 2006-0059 recommending the City Council introduce an ordinance for first reading by title only, to approve Zone Change 2005-0097 based on findings; and, adopt Resolution PC 2006-0060 recommending the City Council approve Conditional Use Permit 2005-0150 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, adopt Resolution PC 2006-0061 recommending the City Council approve Vesting Tentative Tract Map 2006-0088 based on findings and subject to Conditions of Approval and Mitigation Monitoring, and with inclusion of the revised conditions of approval that were handed in later. Due to the Colony Home and the layout of the Colony Home on this property as well as the topography of the trees, the Planning Commission is making an exception to the following conditions: 1) the parking garage behind the Colony Home to be removed and a parking structure of some type be placed on the south side of the lot, 2) the two parking spaces to the north of home be placed up along the north property line in trade off for landscaping to come down next to the house, and 3) the houses in the back will be moved forward and the open easement will be adjusted to expand accordingly. Motion passed 5:0 by a roll -call vote. 3. PLN-2099-0671/TPM-2005-0079 SANTA YSABEL CONDO MAP Owners• David Graves, DLG Development, 4155 Carrizo Road, Atascadero, CA 93422 Royce Construction & Development, Inc., 10780 Vista Rd., Atascadero, CA 93422 Project Title: TPM 2005-0079: Condominium map to establish three airspace units Project 7195 Santa Ysabel Ave. Atascadero, CA 93422 Location• (San Luis Obispo County) APN 030-011-017 Project The proposed project consists of a condominium map to create 3 airspace condos on one common lot. The site contains one existing house which is proposed to remain. All units will PC Minutes 06/20/06 Page 3 of 12 Description: share access from Santa Ysabel Ave. The project will be served by City sewer. Project Title: General Plan Designation: High Density Residential Project Location: Zoning District: Residential Multi -Family -16 (RMF -16) Proposed Categorical Exemption; Class 3 Environmental Determination: Commissioner Fonzi stepped down from consideration of this item stating that she has had financial dealings with one of the applicants. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. A revised resolution was handed out with additional engineering conditions. (Exhibit B) PUBLIC COMMENT Royce Eddings, applicant, spoke about the positive aspects of the project and answered questions of the Commission. Ron Halterman asked if these units would be rentals and expressed concern about the standard of the neighborhood if they were. He also asked if the drainage had been addressed. Ms. Gleason stated the map application allows the owner of the project to sell the units individually, and Mr. Athey indicated the Public Works staff had looked at the drainage which includes a drainage basin at the front and back of the property. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Porter and seconded by Commissioner Kelley to adopt Resolution PC 2006-0062 approving Tentative Parcel Map 2005-0079, a request to establish three (3) airspace units on one common lot, based on findings and subject to conditions of approval and with inclusion of the revised engineering conditions. Motion passed 4:0 by a roll -call vote. (Fonzi abstained) 4. PLN-2099-0404/TTM-2005-0079 MADERA LANE CONDO MAP Owner: Royce Construction, Inc., Royce Eddings, 10780 Vista Road, Atascadero, CA 93422 Project Title: TTM 2005-0079: Condominium Map to establish four airspace units Project Location: 5900 Madera Lane., Atascadero, CA 93422 (San Luis Obispo County) APN 049-151-061 PC Minutes 06/20/06 Page 4 of 12 Project The proposed project consists of a condominium map to create 4 airspace condos on one Description- common lot. The site contains one existing house which is proposed to remain. All units will share access from Madera Ct. The project will be served by City sewer. General Plan Designation: High Density Residential Zoning District: Residential Multi -Family -16 (RMF -16) Proposed Categorical Exemption; Class 3 Environmental Determination: Commissioner Fonzi stepped down from consideration of this item stating that she had a financial transaction with one of applicants within the last 12 months. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. A revised resolution was handed out with additional engineering conditions. (Exhibit C) Ms. Gleason indicated that the following is to be added to the last sentence of revised Condition No. 12: including drainage improvements to Madera Lane. PUBLIC COMMENT Eric Gobler, applicant's engineer, answered questions of the Commission. Royce Eddings, applicant, answered questions of the Commission. Christy Gabler explained that if someone has to work through the DRE to close a project like this and sell the property, a maintenance easement/agreement will be required. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Slane to adopt Resolution PC 2006-0063 approving Tentative Tract Map 2005-0079, to establish four airspace condominium units on one common lot, based on findings and subject to conditions, and adding Condition No. 12 as presented earlier, and another condition that a disclosure be made up explaining the easement use of the approach road from EI Camino to the property, and that staff has approval to work with the applicant on replacing the London Plane tree to another acceptable tree. Motion passed 4:0 by a roll -call vote. (Fonzi abstained) Commissioner Fonzi rejoined the meeting. PC Minutes 06/20/06 Page 5 of 12 COMMUNITY DEVELOPMENT STAFF REPORTS 5. CONDITIONAL USE PERMIT 2004-0137 AMENDMENT, APPEARANCE REVIEW STUDY SESSION Owner: J. P. Patel, 3600 EI Camino Real, Atascadero, CA 93422 Project Title: Conditional Use Permit 2004-0137 Amendment Project 9700 EI Camino Real, Atascadero, CA 93422 Location: APN 056-081-032 (San Luis Obispo County) General Plan Designation: General Commercial Zoning District: Commercial Tourist Project Preliminary review of a proposed hotel building and associated improvements. Description: Community Development Director Warren Frace explained the purpose of this study session. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT J.P. Patel, applicant, stated he was open to any comments the Commissioners have to make. Mr. Patel answered questions of the Commission. Royce Eddings stated he knows this property well and thinks it is an ideal location for the number of stories requested. Ted Jacobson indicated he owns the property at the front of this project and spoke about the adequacy of the parking on the site. Prakesh Patel stated there is a large oak tree at the front entrance that provides good screening for the building. Vice Chairperson O'Keefe closed the Public Comment period. Commissioner Comments: 1. Height Commissioner Fonzi: As long as the Fire Chief is satisfied with the safety issues and can service the building she does not have a problem with the height. Due to the project's location on the lower side of the freeway, she does not think it will have a visual impact. PC Minutes 06/20/06 Page 6 of 12 Commissioner Kelley: Would like more feedback from the Fire Department on how they would handle an emergency on the 4th floor. He wants to know how those on the 4th floor would be rescued if the 2nd and 3rd floor were on fire. Commissioner Porter: As long as the fire chief has deemed that they can service the building, he has no problem with the height. He stated a lot can be done to reduce the visual impact. Commissioner Slane: Concerned with the height for fire safety issues and questioned if this were permitted what about the future, would more stories be allowed? He stated it was a nice design and color, but he is concerned that Atascadero has no ladder truck at this time and it would be an additional burden on the community to buy one. Chairperson O'Keefe: Has concerns with the height. She stated the West Front project is 3 stories but it slopes down, while this goes uphill. She would like a visual analysis of the impacts comparing what is seen from the freeway for the West Front Hotel and what is seen from the freeway and side road for this project. She is also concerned about setting a precedent and whether the Fire Department can accommodate the building with their current equipment. 2. Color and Materials Commissioner Fonzi: It is hard to visualize what the project would look like based on the information she received. She would like to see this in color; a 3-d model would be helpful. Commissioner Slane: As long as the colors are earth tones and in Colony -style colors, it would be acceptable. Commissioner Kelley: This is acceptable if it blends in with everything else. He would like to see an enhanced entry in the renderings. Commissioner Porter: The colors are fine. Chairperson O'Keefe: Requested inclusion in the color renderings of the contrasting elements of the driveway, blacktop, etc. She would also like to see examples where different elements are added to the renderings. 3. Articulation and Ornamentation Commissioner Fonzi: She can't visualize awnings on this project, so if staff feels this would be an improvement she would like to see a rendering of it. The windows appear to be rather small, a larger band would be more pleasing overall. PC Minutes 06/20/06 Page 7 of 12 Commissioner Kelley: Is confident that staff will address these issues during the normal processing. Commissioner Slane: The project should be done well if Marriott is doing it, so he does not have a problem with the applicant working with staff to resolve these issues. Commissioner Porter: Agreed with Commissioner Slane's comments. Vice Chairperson O'Keefe: Would like to see some comparative renderings. If there are two or three different examples with these elements expanded upon, it would be helpful. 4. Site Plan / Landscaping Commissioner Kelley: Is concerned about the parking; the overlay of the two and the time periods, etc. must be looked at further. Commissioner Fonzi: Is concerned about parking and would like to see more information about how it will be dealt with and the number of parking spaces compared to what is supposed to be there if there wasn't the adjacent office use. She stated asphalt driveways are hot in the summer and she would like to see more trees in the parking lot and as a buffer along the frontage road. Vice Chairperson O'Keefe: Has a problem with the lack of landscaping, what is seen from the freeway is mostly blacktop. Regarding parking, she is not as concerned because the adjacent property has a different use and it will be used at a different time of day. Commissioner Porter: Would like to see an overhead view of this landscaping compared to the surrounding properties. He stated this landscaping is not much different from the Chevron station, post office, etc. Commissioner Kelley: Is concerned with the traffic at this intersection which is already fairly impacted, and will have more impacts in the future. He would like to see alternative ways to divert traffic in the area. Vice Chairperson O'Keefe recessed the hearing at 8:37 p.m. Vice Chairperson O'Keefe called the meeting back to order at 8:43 p.m. Vice Chairperson O'Keefe reopened Item #5 to allow the applicant to respond to issues raised by the Commission. Paul Hawket, applicant's architect, clarified several issues raised during Commission discussion: 1) applicant has met with the Fire Department and discussed the servicing of this project, 2) the building is a one-hour, fully sprinklered building, 3) the position of PC Minutes 06/20/06 Page 8 of 12 the building has been adjusted to address concerns raised by the Fire Department, 4) the brick is 25% of the surface area of the project fagade, 5) the color selection can be looked at, but the applicant must consider the Marriott review process, 6) the landscape percentage is 14% on their side of the property, 7) certain areas will incorporate colored pavement, 8) there is a large oak that is the same height as the building and takes up a lot of the fagade from the street, and 9) the applicant will provide a shading coefficient diagram of how the trees will work to cool the pavement. Mr. Hawkin answered questions of the Commission. 6. PLN 2099-0922 ZCH 2005-0107 CUP 2005-0171 TTM 2004-0059 APPEARANCE REVIEW STUDY SESSION Owners: Gary & Mary Tharp, 5255 Traffic Way, Atascadero, CA 93422 Applicant: Jim Beck, 8665 Morro Road, Ste. E, Atascadero, CA 93422 Project Title: PLN 2099-0922, ZCH 2005-0107, CUP 2005-0171, TTM 2004-0059 Project 2865 Ferrocarril Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-022-011 General Plan Designation: SE (Suburban Estates) Zoning District: RS (Residential Suburban) Project A request for 6 lot subdivision of a 13.5 acre parcel with a Planned Development 16 overlay. Description: Chico Road would be extended to serve a cluster of five 1 -acre lots. An existing residence would remain on approximately 8 acres and would continue to take access off of Ferrocarril Road. The project proposes an open space area and an equestrian trail to access the Salinas River. Proposed A Mitigated Negative Declaration will be prepared for the project. Environmental Determination: Ex Parte Communications ■ Vice Chairperson O'Keefe stated she walked the site with the applicant, Associate Planner Kerry Margason and Community Development Director Warren Frace. Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Barak Miles, land surveyor and applicant's representative, answered questions of the Commission. Commissioner Kelley stated that 1 '/2 acres is more practical for this project as horses on an acre intrude into the privacy of the neighbors. PC Minutes 06/20/06 Page 9 of 12 Commissioner Fonzi stated she likes the idea that they are clustering the homes to preserve some of the character of the area and the sensitive areas. She thinks a larger lot size would be more desirable if it fits in with the Ferrocaril neighborhood. Commissioner O'Keefe stated she would like to see the equestrian trail along the Water Company's property rather than having the horses going through the cul-de-sac. Christy Gabler stated that overall this is a great project for the neighborhood. She asked several questions regarding off site and on site improvements. She thinks the equestrian trail is an excellent addition to this end of Ferrocaril and that it would be nice to have signs to let people know where to park and how long. Lisa Garrison indicated that the equestrian trail is a good idea. She questioned how construction traffic would access the project. Leo Pederson stated he has no objection to this project in principle, but is concerned about the drainage across his property. Mr. Peterson submitted a letter outlining his comments. (Exhibit D) He asked that a condition be added that would require additional grading so water would not back up onto his lot. Terry Divine stated he is opposed to the equestrian trail coming up to his fence line and would prefer it go along the water main area. Jim Beck, applicant, explained why they had opted for one acre lots, but said he would probably reconfigure the lots to be closer to 1 '/4 acre. Regarding the equestrian trial, he thinks it is better to go along the drainage area and away from the fence of the Lakes. Vice Chairperson O'Keefe closed the Public Comment period. Staff addressed issues raised during the Public Comment period. Commissioner Kelley suggested this could be made a private road to restrict public use and prevent people from parking horse trailers on it. COMMISSIONER COMMENTS AND REPORTS Vice Chairperson O'Keefe submitted an Arborist's report for two dead trees on Cason and Coromar Streets. (Exhibit E) She explained that the arborist's original recommendations had not been followed, and pointed out that this is why monitoring and follow up is important. Commissioner Kelley suggested that information about native trees should be provided to potential home buyers. PC Minutes 06/20/06 Page 10 of 12 DIRECTOR'S REPORT 7. COLONY SQUARE MIXED USE GRANERY TREE Community Development Director Warren Frace gave the report and answered questions of the Commission. Commissioner Kelley stated that if the tree was unsafe it should go. Commissioner Fonzi indicated she would like to have another arborist look at the tree and that it should be saved if possible, however if it must go she would like to see something done such as a photo record or some use of the tree within the project rather than just having it hauled away and disposed of. Vice Chairperson O'Keefe stated it would have been helpful to have the arborist's report. She commented that if the tree is becoming a hazard it should be removed before construction so that a new tree could get started. She suggested a sign could be placed giving a history of the tree and what it represents to the community. Commissioner Kelley suggested that if the tree must be removed it could be replaced with a tree information center at the site. PUBLIC COMMENT Tom Jess, architect for project, read from the arborist's summary letter that stated the tree is a serious hazard and must be removed now. Vice Chairperson O'Keefe closed the Public Comment period. Vice Chairperson O'Keefe requested staff set up an appointment with Eric Greening to allow him to read both reports, as he felt strongly about it and should be apprised of the issue. Commissioner Kelley stated he would like to leave the meeting with the understanding that staff has the approval to okay the removal of this tree due to it being an extreme hazard. Director Frace stated the applicant and staff would work on a mitigation solution and on getting the information out to the public. Commissioner Fonzi would like some thought put into what happens to the tree once it is cut down. She suggested asking the public for ideas of what could be done with the tree. Director Frace stated this item would be agendized for the next Commission meeting, and that a tree fence will be put up right away. PC Minutes 06/20/06 Page 11 of 12 Director Frace reminded the Commission that the July 4t" meeting has been cancelled. He reported that staff is looking at doing a joint ethics training session in the fall at City Hall. ADJOURNMENT Vice Chairperson O'Keefe adjourned the meeting at 9:50 p.m. to the next regularly scheduled meeting of the Planning Commission on July 18, 2006. MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibits are available for review in the Community Development Department: Exhibit A — Revised Draft Resolution, Item #2 Exhibit B — Revised Draft Resolution, Item #3 Exhibit C — Revised Draft Resolution, Item #4 Exhibit D — Leo Pederson, letter Exhibit E — A&T Arborists, report PC Minutes 06/20/06 Page 12 of 12