Loading...
HomeMy WebLinkAboutPC Minutes 07-18-06CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting Tuesday, July 18, 2006 — 7:00 P.M. Chairperson Beraud called the meeting to order at 7:00 p.m. and Commissioner Fonzi led the Pledge of Allegiance ROLL CALL Present: Commissioners Fonzi, Kelley, Slane, O'Keefe and Chairperson Beraud Absent: Commissioners Jones and Porter Staff Present: Community Development Director Warren Frace, Public Works Director / City Engineer Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kerry Margason, Associate Planner Kelly Gleason, Assistant Planner Callie Ford and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA Commissioner Fonzi suggested moving Item #2 to the end of the Public Hearings. MOTION: By Commissioner Fonzi and seconded by Commissioner Slane to approve the agenda as amended. Motion passed 5:0 by a roll -call vote. PUBLIC COMMENT — None PC Minutes 07/18/06 Page 1 of 9 CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 20, 2006. Vice Chairperson O'Keefe made a typographical correction to the Motion on Item #2 of the June 20, 2006 Minutes. MOTION: By Commissioner Fonzi and seconded by Commissioner Kelley to approve Item #1 as corrected. Motion passed 4:0 by a roll -call vote. (Beraud abstained) PUBLIC HEARINGS 3. PLN 2099-0449/TTM-2005-0073 Owner: La Tierra Ventures, LLC, 219 S. Halcyon Rd., Arroyo Grande, CA 93420 Project Title: PLN 2099-0449/TTM 2005-0073: La Tierra Condominium Conversion Project 9331 Musselman Dr., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-461-042 Project The proposed project consists of an application for a Tentative Tract Map to convert thirty-six (36) Description: existing apartments to condominium airspace units. The underlying lot is approximately two (2) acres with five existing residential two-story buildings. The buildings consist of twenty-four 832 square feet two-bedroom units and twelve 624 square feet one -bedroom units. The proposed plans to update the site to meet condominium standards include the addition of 100 square foot decks to the upstairs units and separate water meters for each unit. Several native live oak trees will remain on the site. General Plan Designation: High Density Residential Zoning District: Residential Multiple -Family — 16 Proposed Categorical Exemption, Class l — Exempts the division of existing multiple family residences into Environmental common interest ownership. Determination: Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. A handout including a property condition report and arborist's report was distributed to the Commission. (Exhibit A) PUBLIC COMMENT John Goodell, applicant, addressed several conditions of approval from the staff report and answered questions of the Commission. Chairperson Beraud closed the Public Comment period. PC Minutes 07/18/06 Page 2 of 9 Vice Chairperson O'Keefe stated that the units are small and the condo conversions in the past have been either duplexes or small houses; this is an apartment complex. She cannot make the finding that that this is consistent with the General Plan which states that the city will insure an adequate amount of rental housing exists, and to her this is truly rental housing. Vice Chairperson O'Keefe thinks it is important to hold onto this housing and she cannot approve this project. Commissioner Kelley stated that this applicant is following the rules, met all deadlines and had submitted his application before the moratorium was implemented by the City Council. MOTION: By Commissioner Kelley and seconded by Commissioner Slane to adopt Resolution PC 2006-0067, approving Tentative Tract Map 2005-0073 (Tract 2776), a request to establish thirty- six (36) airspace units on one common lot, and remove Condition No. 46 regarding the separate water meters and retaining only Condition No. 45 where they have to come up with a will serve letter, and Condition No. 15 including repair and replacement of roofs, outdoor condensing units and the cleaning of the air conditioning coils, and Condition No. 44 seal all interior pavement areas, and Condition No. 13 to include a professional landscape plan. Motion failed 2:3 by a roll -call vote. (Fonzi, O'Keefe, Beraud opposed) MOTION: By Commissioner Fonzi and seconded by Vice Chairperson O'Keefe to deny Tentative Tract Map 2005-0073 at 9331 Musselman. Motion passed 3:2 by a roll -call vote. (Kelley, Slane opposed) 4. PLN 2099-0740/TTM-2005-0075 Applicant: Lee and Joy Gustafson 885 Wild Oats Way, Templeton, CA 93465 Project Title: PLN 2099-0740/TTM 2005-0075 Project 5547 Tunitas Ave., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-082-013 Project The proposed project consists of a condominium map to create 4 airspace condos on one common lot. Description: The existing site consists of four residential apartment units which are proposed to be converted to condominiums. Two of the units have attached garages and two have detached garages. All units share access from Tunitas Avenue. The project is currently served by City sewer and Atascadero Mutual Water Company. General Plan Designation: Medium Density Residential Zoning District: Residential Multiple -Family —10 Proposed Categorical Exemption, Class 1 — Exempts the division of existing multiple family residences into Environmental common interest ownership. PC Minutes 07/18/06 Page 3 of 9 Determination: Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Lee Gustafson, applicant, stated he is in agreement with all the conditions and addressed issues raised by the Commission. Mr. Gustafson answered questions of the Commission. Kim White explained that while the Department of Real Estate does not require formation of a homeowners association, all lenders do. She stated there will be a homeowners association so the project can receive conventional financing. Chairperson Beraud closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Vice Chairperson O'Keefe to approve Tentative Tract Map 2005-0075 (Tract 2757), to convert four (4) existing apartments to condominium airspace units over an existing lot of record, and remove the trash enclosures and delete Condition No. 48. Motion passed 5:0 by a roll -call vote. 2. PLN 2006-0110/ZCH 2006-0117, TITLE 9 PLANNING & ZONING TEXT AMENDMENTS Applicant: City of Atascadero, 6907 El Camino Real, Atascadero, CA 93422 Project Title: Zone Change 2006-0117 & PLN 2006-0110, Title 9 Planning & Zoning Text Amendments Project Citywide Location: Project The project consists of a revision to portions of Title 9 Planning and Zoning, of the Atascadero Description: Municipal Code (AMC). The proposed Text Amendments consist of three amendments that encompass the following: 1.) Zone Text Change to include "utility service centers" as a conditional use in the Industrial and Industrial Park Zones (AMC 9-3.303 & 9-3.313) 2.) Sign Ordinance update to elaborate on banner sign standards, include free standing "A -frame" signs, and clarify monument sign height on private commercial properties (AMC 9-15.002, 9-15.003, & 9-15.005) 3.) Text update to exterior lighting standards (AMC 9-4.137) 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 6907 El Camino Real, Community Development Determination: Department from 8:00 a.m. to 5:00 p.m., Monday through Friday. Assistant Planner Callie Ford gave the staff report and answered questions of the Commission. PC Minutes 07/18/06 Page 4 of 9 PUBLIC COMMENT (Zone Change) — None Commissioner Kelley suggested that during the application for an encroachment permit the applicant should be asked for an insurance liability rider for any sign placed in the city's right of way. Commissioner Fonzi suggested a clarification of the language on Page 18 "Banners Sign Update" bullet point #1 Time Frame, and #5 Public Info. PUBLIC COMMENT (banner signs, monument signs and freestanding portable a -frame signs) — None PUBLIC COMMENT (exterior lighting standards) — None MOTION: By Commissioner Kelley and seconded by Vice Chairperson O'Keefe to adopt Resolution PC 2006-0057, and PC 2006-0065 recommending that the City Council certify the proposed Mitigated Negative Declaration 2006-0023 and introduce an ordinance for first reading, by title only to approve Zone Change 2006-0117 based on findings and to add on to the Sign Ordinance part that an insurance rider be obtained during the encroachment permit process, and to clarify the language for banner signs and change the maximum height of portable signs to five feet. Motion passed 5:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 5. PRELIMINARY REVIEW, RIDGEWAY COURT PLANNED DEVELOPMENT STUDY SESSION Owners: Jim & Adrienne Beck, 5825 Ridgeway Court, Atascadero, CA 93422 Gary & Mary Tharp, 12250 San Antonio Road, Atascadero, CA 93422 Project Title: Preliminary Review of the Ridgeway Court Planned Development Project 5825 Ridgeway Court, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 029-322-022, 023, 024 Project Staff is requesting Planning Commission direction prior to formal review of the project based on the Description: issues and concerns listed in the Staff Report. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. Ex Parte Communications PC Minutes 07/18/06 Page 5 of 9 ■ Vice Chairperson O'Keefe stated she met with the applicant and his engineer, and was on the site today and Sunday. In addition she saw the new arborist's report. ■ Chairperson Beraud stated she visited the site and had major concerns about the trees. City Engineer Steve Kahn stated he has concerns with the site drainage—where it would go and how the downstream impacts of the drainage would be handled, and he also is concerned with the site distance if someone pulled out of their garage backwards onto Palma. PUBLIC COMMENT Jim Beck, applicant, stated he was here to listen to concerns and make adjustments to the project. Mr. Beck answered questions of the Commission. Steven Alvarez, arborist, spoke about the trees on the property and the reasons for the removals. Greg Ravat, resident of Rosario, made the following comments: 1) would be in favor of the 5 foot variance in the setback from street to garages, 2) the buildings on Palma work well, if have garages close to street will minimize grading and save trees, 3) concerned with the three houses along Rosario and safety issues with their driveways, and 4) would like to see the houses on Rosario more compatible with the character of the historic district. Mr. Ravat answered questions of the Commission. Nancy Kirby, Rosario resident, asked if there were pictures of the houses facing Rosario and agreed that the houses facing Palma would be a nice addition. Chairperson Beraud closed the Public Comment period. Overall Comments and Concerns: Commissioner Kelley: 1) The applicant has presented nice designs and they are moving in the right direction. 2) His major concern is Palma and parking on the street, traffic and fire safety. He recommends early consultation with the Fire Chief. 3) He has concerns with the site distances coming out of the garages given the high walls. Commission Fonzi: 1) Access onto Rosario; the garages in the front may be a problem as they will necessitate backing out onto a very busy street. 2) If the garages on Palma are moved forward it will help with the parking problem, provided the house can be serviced by the Fire Department. PC Minutes 07/18/06 Page 6 of 9 3) She has problems with the architecture, they are a hodge podge of styles and it is important that the historical look be maintained. 4) Would like to see landscaping plans with trailing vegetation to soften the visual impact of the walls. 5) The garage doors should have some architectural features. 6) Traffic and site distance are a concern. Vice Chairperson O'Keefe: 1) Would like the site distance looked at for the homes on Palma, and to see if the garages can be pulled forward a little to require less grading and preventing people from parking on the sidewalk. 2) Would like to see the architecture more compatible with the existing Colony House. 3) Needs more information on the drainage for the site. 4) Would like to have them look at an internal driveway for the houses on Rosario. 5) Should have the Fire Chief look at any problems on Palma. 6) The existing Colony House should have some deferred maintenance on the outside taken care of. Commissioner Slane: 1) An internal driveway should be looked at. 2) Architecture should be looked at to be compatible with the Colony House. 3) Has no objection to the house coming closer to the street to save trees. Chairperson Beraud: 1) Has a problem with the density along Rosario Avenue; most of the lots along there are larger and she would prefer to see one or two houses there. 2) The architecture is important as this is a historical area. Comments on the Setback Commission is in agreement with the reduction to the setback. Comments on Density Commission is in agreement with the density. Comments on Tree Removals Commissioner O'Keefe: Because there is a new arborist's report, staff should look at this issue further and report back. She would like staff to look at the effects to the tree removals by reducing the density. Staff will review the arborist's report, work with them to access the health of the trees and will bring back a color coded site plan so the Commission will know what trees are likely to survive and which ones will come out, before this site plan is locked in. PC Minutes 07/18/06 Page 7 of 9 The Commission would like to see the most number of trees saved. Comments on Massina and Scale Chairperson Beraud and Commissioners Slane and Kelley: Agreed with staff recommendations. Vice Chairperson O'Keefe: disagreed with designing the roofline so the third floor is smaller, and thinks the 75% less requirement for the third floor is too much of a reduction as the homes are tucked into the hillside. She supports only allowing three story homes on Palma. Commissioner Fonzi: would look better and more compatible to have two story homes on Palma. If there is to be a third floor she would prefer it to be less conspicuous. 6. ANNUAL HOUSING REPORT The State of California requires all cities to file an annual Housing Report to the Department of Housing and Community Development (HCD). The purpose of the Housing Report is to monitor the implementation of the City's General Plan Housing Element and progress toward meeting the City's Regional Housing Needs Allocation (RHNA). Community Development Director Warren Frace gave the report and answered questions of the Commission. PUBLIC COMMENT — None COMMISSIONER COMMENTS AND REPORTS ori mi - DIRECTOR'S REPORT Community Development Director Frace distributed two maps to the Commission which will be helpful for project review. He reported that the City Attorney is arranging an ethics training class tentatively scheduled for December 7t" and explained that this training is mandatory and if a Commissioner can't make the class they must look at another option. City Engineer Steve Kahn reported on the paving job on Curbaril and the possibility of adding pedestrian and bicycle access and stated it would double the cost of the project PC Minutes 07/18/06 Page 8 of 9 to add bicycle lanes; however a pedestrian corridor will be added on the southerly side of the project. He also commented that a sidewalk has been installed on EI Camino Real at EI Bordo, and that the City is paving Traffic Way between Chico Road and San Jacinto. Director Frace reviewed the agenda for the next Commission meeting and reported that the City Council is looking at adopting a mandatory construction recycling ordinance as well as updating the city's fee structure. ADJOURNMENT Chairperson Beraud adjourned the meeting at 9:45 p.m. to the next regularly scheduled meeting of the Planning Commission on August 1, 2006. MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following exhibit is available for review in the Community Development Department: Exhibit A — Property Condition Report and Arborist's Report PC Minutes 07/18/06 Page 9 of 9