HomeMy WebLinkAboutPC Minutes 12-19-06CALL TO ORDER
CITY OF ATASCADERO
PLANNING COMMISSION
MINUTES
Regular Meeting
Tuesday, December 19, 2006 — 7:00 P.M.
Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner Fonzi
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Fonzi, Jack, Slane and Chairperson O'Keefe
Absent: None
Others Present: Recording Secretary Grace Pucci
Staff Present: Community Development Director Warren Frace, Public Works
Director Steve Kahn, Deputy Community Development Director
Steve McHarris, Deputy Public Works Director David Athey,
Associate Planner Kelly Gleason, and Assistant Planner Callie
Taylor.
PLANNING COMMISSION BUSINESS
A. ADMINISTRATION OF OATH OF OFFICE
Marcia Torgerson, City Clerk, will administer the Oath of Office to new Planning
Commissioners, Doug Marks and Daniel P. O'Grady.
City Clerk Marcia Torgerson administered the Oath of Office to incoming Planning
Commissioners Doug Marks and Daniel O'Grady.
Commissioners Marks and O'Grady joined the meeting
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Community Development Director Warren Frace explained the options for selecting a
Chairperson and Vice Chairperson for the Planning Commission.
MOTION: By Commissioner Slane and seconded by Commissioner
Fonzi to put off the selection of the Planning Commission
Chairperson and Vice Chairperson until the February meeting.
Motion passed 6:0 by a voice vote.
APPROVAL OF AGENDA
Chairperson O'Keefe announced that Item #3 will be continued to a future agenda, and
Item #4 will be continued to a date certain of January 16, 2007.
MOTION: By Commissioner Jack and seconded by Commissioner Fonzi
to approve the agenda as amended.
Motion passed 6:0 by a roll -call vote.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
■ Commissioner O'Grady: 1) Item #2 — visited the project site and met with the
owner/builder Richard Mussallem, 2) Item #5 — visited the project site and met with
Tina Mayer.
■ Commissioner Jack: 1) Item #2 — spoke with the owner and viewed the project with
him, 2) Item #5 — met with Mr. Ravatt and went over the scope of the plan.
■ Commissioner Fonzi: 1) Item #5 — visited the site and spoke with Mr. Ravatt, 2)
Item #6 — visited the site and spoke with the applicant Mr. Eddings.
■ Commissioner Marks: 1) Item #2 — spoke to Richard Mussallem, 2) Item #5 —spoke
with Greg Ravatt and Tina Mayer, 3) Item #6 — Spoke with Catherine McDonald,
Mrs. Cardinale and Robert O'Brien.
■ Commissioner Slane: 1) Item #5 — was invited by Greg Ravatt to visit his property,
which he did, but did not meet with anyone there.
■ Chairperson O'Keefe: 1) Item #2 — visited the site and spoke with the owner
regarding the tree removal, 2) Item #6 — received a call from Mr. Eddings and his
consultant to see if she had questions and to invite her to visit the site; she had no
questions or need to meet.
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PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON DECEMBER 5, 2006.
MOTION: By Commissioner Fonzi and seconded by Commissioner
Slane to approve Item #1.
Motion passed 4:0 by a roll -call vote. (O'Grady, Marks
abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
2. TREE REMOVAL PERMIT, 9705 SANTA CRUZ ROAD
Owner•
Richard Mussallem, 8910 Coromar Ave. Atascadero CA 93422
Certified Arborist:
A&T Arborists, P O Box 1311, Templeton, CA 93465
Project Title•
TRP 2006-0099 / PLN 2006-1175
Project Location•
9705 Santa Cruz Road, Atascadero, CA 93422
(San Luis Obispo County) APN 050-162-018
Project
A request to remove three Live Oaks (one 34" and two 20" trees) for the construction of a
Description:
Fire Department truck turnaround to serve a single family residence which is currently
under construction.
General Plan Designation: Rural Estate (RE)
Zoning District: Residential Suburban (RS)
Assistant Planner Callie Taylor gave the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Eric Gobler, applicant's representative, explained the reasons for the Tree Removal
request and answered questions of the Commission.
Chairperson O'Keefe closed the Public Comment period.
Chairperson O'Keefe commented that she would like the staff to have the option to work
with the applicant to see if he would like to do some replanting on site.
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MOTION: By Commissioner Slane and seconded by Commissioner
Fonzi to adopt Resolution PC 2006-0109 to approve the
request to remove three (3) native oak trees subject to
conditions of approval and subject to the guidelines and
mitigation required by the Atascadero Native Tree Ordinance.
Motion passed 6:0 by a roll -call vote.
3. TREE REMOVAL PERMIT, 7520 NAVAJOA AVENUE
Owner:
Lynne Higgins, 537 Kings Ave. Unit A, Morro Bay, CA 93442
Certified Arborist:
A&T Arborists, P O Box 1311, Templeton, CA 93465
Project Title:
TRP 2006-0100 / PLN 2099-0956
Project Location:
7520 Navajoa, Atascadero, CA 93422
(San Luis Obispo County) APN 031-152-003
Project
A request to remove one 24" Valley Oak tree for a Multi -Family project which is currently
Description:
under construction.
Description
General Plan Designation: Medium Density Residential (MDR)
Zoning District: Residential Multi Family RMF -10
This item has been continued to a future date.
PUBLIC HEARINGS
4. LUBE `N' GO AMENDMENT (TO BE CONTINUED TO JANUARY 16, 2007)
Applicant:
Atascadero Enterprises, 2505 Theatre Drive, Suite A, Paso Robles, CA 93446
Owners:
Joe Simonin, 185 Pendleton Lane, Templeton, CA 93465
Adam Scattini, 2505 Theatre Dr. Ste. A, Paso Robles, CA 93446
Project Title:
Amendment to Conditional Use Permit 2004-0144 / PLN 2099-0305
Lube 'N' Go Car Wash
Project Location:
7095 EI Camino Real, San Luis Obispo County, APN 030-081-008
Project
The proposed project consists of an Amendment to a Conditional Use Permit (CUP
Description
2004-0144). The project is a request to: (1) Shift the location of the approved Lube 'N'
Go building to the rear of the site; (2) Adjust the parking, circulation and landscaping;
and (3) Provide a location for an Atascadero identification monument sign. Although
not a part of the proposed application, the project will also provide a building pad and
parking for a future conceptual restaurant or other commercial building.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Professional (CR)
Proposed
Consistent with the previously certified Mitigated Negative Declaration 2005-0002.
Environmental
Determination:
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5. ROSARIO BANKER HOUSE PLANNED DEVELOPMENT
Owners:
Gregory Ravatt & Tina Mayer, 5735 Rosario Avenue, Atascadero, CA 93422
James Barton Albrecht & Natalie Mejia, 4518 Hummel Dr., Santa Maria, CA 93455
Applicant:
Gregory Ravatt, 5735 Rosario Ave., Atascadero CA 93422
Project Title:
PLN 2099-0789/ZCH 05-0109/CUP 05-0173/TTM 05-0078: Banker House Planned
Development Overlay
Project Location:
5715/5735 Rosario Avenue, (San Luis Obispo County) APN 029-252-001
Project
The proposed project consists of an application for construction of 9 new single family
Description:
attached and detached homes on individual lots that will be developed under the
requirements of a custom Planned Development Overlay District within the RMF -10
Zoning District. One existing Historic Colony Home will be restored as part of the
project and the existing carriage house will be restored and retained on-site for use by
the residents of the Colony Home. Proposed homes range in size from 1426 square
feet to 1565 square feet. Lot sizes range from 1,711 square feet to 14,388 square
feet. Three (Live Oak) trees are proposed for removal. The project will take access
Rosario Avenue and will be served by City sewer.
General Plan Designation: Medium Density Residential (MDR)
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 11/6/06 through 12/5/06 at 6907 EI Camino Real, Community Development
Determination:
Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Associate Planner Kelly Gleason gave the staff report and with Deputy Public Works
Director David Athey answered questions of the Commission.
PUBLIC COMMENT
Greg Ravatt, applicant / project architect, gave a PowerPoint presentation on the project
and answered questions of the Commission.
Kevin Silva expressed concern regarding the adequacy of parking and thought the
project could be downsized to four houses from nine. He also stated his concerns with
drainage and maintaining the flavor of the neighborhood.
Chairperson O'Keefe closed the Public Comment period.
Associate Planner Kelly Gleason and Deputy Public Works Director David Athey
addressed the issues of parking for the project, number of units and drainage.
MOTION: By Commissioner Fonzi and seconded by Commissioner
O'Grady to adopt Resolution PC 2006-0104 recommending the
City Council certify Proposed Mitigated Negative Declaration
2006-0033; and, adopt Resolution PC 2006-0105
recommending the City Council introduce an ordinance for
first reading by title only, to approve Zone Change 2006-0128
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based on findings to establish Planned Development Overlay
Zone #28; and, adopt Resolution PC 2006-0106 recommending
the City Council introduce an ordinance for first reading by
title only, to approve Zone Change 2005-0109 based on
findings; and, adopt Resolution PC 2006-0107 recommending
the City Council approve Conditional Use Permit 2005-0173
(Master Plan of Development) based on findings and subject to
Conditions of Approval and Mitigation Monitoring; and, adopt
Resolution PC 2006-0108 recommending the City Council
approve Vesting Tentative Tract Map 2005-0078 based on
findings and subject to Conditions of Approval and Mitigation
Monitoring, and with the amended conditions of approval
given to the Commission in their staff report.
Motion passed 6:0 by a roll -call vote.
Chairperson O'Keefe recessed the hearing at 8:22 p.m.
Chairperson O'Keefe called the meeting back to order at 8:28 p.m.
6. 8570 EL CORTE PLANNED DEVELOPMENT
Owner &
Royce Construction & Development, Inc., 10780 Vista Road, Atascadero, CA 93422
Applicant:
Project Title:
PLN 2099-0795/ZCH 2006-0112, CUP 2006-0178, TTM 2006-0082; Planned
Development
Project Location:
8570 EI Corte, Atascadero, CA 93422
San Luis Obispo Count APN 030-421-005
Project
The proposed project consists of a Zone Change, Conditional Use Permit, and Tentative
Description:
Tract Map for the construction of 10 new single-family detached homes on individual lots
that will be developed under the requirements of the Planned Development Overlay #17.
Proposed homes range from approximately 1300 square feet to 2300 square -feet with
two -car attached garages. Thirteen (13) willow trees/shrubs (appx 75% of the riparian
willow mass) are proposed be removed as part of the development. The project site
contains an existing drainage way that contains riparian species and an identified
wetland area. The immediate wetland area is proposed to remain. The project will take
access off of EI Corte Rd. Frontage improvements will be provided along EI Corte Rd
and La Linia Ave. The development will be served by City sewer.
General Plan Designation: Single -Family Residential (SFR -X)
Zoning District: Residential Single -Family -X (RSF-X)
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
Determination:
from 10-9-06 through 11-7-06 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.
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PUBLIC COMMENT
Royce Eddings, applicant, gave a brief overview on the history of the project and
answered questions of the Commission.
Jamie Kirk, applicant's representative, gave a PowerPoint presentation on the project.
Aaron Hook, Sierra Delta Corporation, explained the wetland, riparian, and water quality
investigation for the project and answered questions of the Commission.
Ted Elder, project arborist, answered questions of the Commission.
Eric Gobler, project civil engineer, answered questions of the Commission.
Robert O'Brien, EI Corte Road resident, asked the Commission to deny any significant
changes to the current zoning and explained why this project would have a negative
effect on the character of the neighborhood. Mr. O'Brien expressed concern with the
root system of the oak tree on his property and drainage onto his property.
Catherine McDonald, EI Corte Road resident, stated that this development would not
enhance the neighborhood, expressed concern with the number of houses proposed for
the project, and asked that the original zoning be left in place.
Gil Salina Cardinale expressed her concerns with the number of houses proposed for
the site and would like the current zoning to remain.
Horace Cardinale spoke about the creek and stated his opinion that the amount of water
that flows through it has been underestimated. Mr. Cardinale expressed concern with
loss of privacy due to the two-story homes.
Chuck Ward, EI Corte Road resident, explained the reasons for his opposition to the
project and stated the project would irrevocably change the character of the
neighborhood.
Jamie Kirk addressed several issues raised by the previous speakers.
Chuck Ward stated that the one low income unit is not a real benefit to the community,
and spoke about problems with the wetland area.
Catherine McDonald stated that the original zoning has defined the character of the
neighborhood and stated her concerns with the drainage.
Chairperson O'Keefe closed the Public Comment period.
COMMISSIONER COMMENTS:
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Commissioner Marks
1. Architecture is attractive.
2. Concerned with the density in the neighborhood.
3. Original zoning must be looked at, and he is not comfortable with the state
requirement, which makes this too dense.
4. Does not think the tree survey is complete.
Commissioner Slane
1. Nice project that will enhance the neighborhood
2. Applicant has done his homework, is following the General Plan and responded
to staff requirements.
3. Understands the neighbor's concerns regarding density, but the City Council has
determined that urban infill will be utilized to preserve the rural areas.
Commissioner Fonzi
1. Understands the neighbors concerns, but the applicant has tried to make this as
compatible with the neighborhood as he can.
2. The General Plan has guidelines for where this type of development should
occur and this project meets those guidelines for higher density developments.
3. Happy to see workforce and affordable housing which is a benefit to the
community.
4. Likes that this is a cul-de-sac, which should reduce the amount of traffic onto EI
Corte.
5. Concerned with the cottonwood tree—if it is considered a hazard it should be
removed.
6. Wetlands issue is a concern; a lot of water moves through that area, however the
proposed drainage may be a benefit to the neighborhood. The area proposed for
building on this site is not designated as a wetland.
7. The benefits outweigh the detriments on this project.
8. Likes the architectural detail.
Commissioner Jack
1. Concerned with the drainage off the site and that there may be more of a
tendency for flooding.
2. The cottonwood should be taken out and replaced with a larger box shade tree.
3. Regarding the large oak tree (#40), he has a concern with building on top of the
drip line. Because this tree doesn't belong to the project owner, he does not
want to see any impacts to it.
4. Likes the cul-de-sac.
Commissioner O'Grady
1. This is the wrong project in the wrong place at the wrong time.
2. Thinks the affordable unit could be provided at a lesser density.
3. He believes the definition of high quality architectural design is the way the
building relates to the site more than anything else, and this project obliterates
the contours of the land.
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4. These two-story homes are not compatible with the surrounding neighborhood,
which consists of one-story homes.
5. The high quality landscape design does not mitigate the loss of the perspective
of the landscape.
6. This project does not act as a buffer between the urban and suburban zone.
7. He cannot find that this project meets the Tier One benefits.
Chairperson O'Keefe
1. Infill doesn't mean a planned development overlay must be done on this lot.
2. Concerned with the drainage for the project, and concerned that the engineering
information may not have addressed all issues.
3. Concerned with the garage setbacks; the reason for the 10 foot setback was to
prevent the garage from becoming the predominate architecture of the house.
4. The lots sizes are too small, the houses are too large and do not fit in with the
neighborhood.
5. The site coverage does not meet the requirements for the PD.
6. State density bonus does not fit for this parcel in this location.
7. This project does not meet the benefit of creating a buffer or transition, this is a
complete change from what is in the neighborhood, and there is no transition
point.
8. The definitions of high quality landscape and architectural design are vague and
in the eyes of the beholder.
9. Chalk Mountain Village has been cited for comparison purposes, however, that is
a project that should not have happened and the mistake should not be repeated.
10. It is likely that similar projects will be coming in for this neighborhood and a
precedent would be set if this is approved.
11. This does not meet the requirements for Tier One benefits.
12. For a CUP a finding must be made that this is compatible with the neighborhood.
This does not fit in and is a complete change for the neighborhood.
MOTION: By Commissioner O'Grady and seconded by Commissioner
Marks to deny the project.
Motion passed 4:2 by a roll -call vote. (Fonzi, Slane opposed)
COMMISSIONER COMMENTS AND REPORTS
None
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DIRECTOR'S REPORT
Community Development Director Warren Frace explained that staff is trying to arrange
a site tour for Rancho de Paraiso, and asked Commissioners to check their calendars
for available dates between January 29 and February 9. Director Frace reported that
the City Council is working on norms for the Council, Planning Commission and Parks
and Recreation Commission, which should be presented early next year. He also
reviewed the agenda for the next Planning Commission meeting.
ADJOURNMENT
Chairperson O'Keefe adjourned the meeting at 10:28 p.m. to the next regularly
scheduled meeting of the Planning Commission on January 16, 2007.
MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
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