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HomeMy WebLinkAboutPC Minutes 04-17-07CALL TO ORDER CITY OF ATASCADERO PLANNING COMMISSION MINUTES Regular Meeting Tuesday, April 17, 2007 7:00 P.M. Chairperson O'Keefe called the meeting to order at 7:02 p.m. and Commissioner Jack led the Pledge of Allegiance. ROLL CALL Present: Commissioners Heatherington, Jack, Marks, O'Grady, Slane, Fonzi, and Chairperson O'Keefe Absent: None Others Present: Recording Secretary Grace Pucci Staff Present: Community Development Director Warren Frace, Public Works Director / City Engineer Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason, and Assistant Planner Callie Taylor. Chairperson O'Keefe read the decorum guidelines. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Jack and seconded by Commissioner O'Grady to approve the agenda. Motion passed 7:0 by a roll -call vote. PC Minutes 04/17/07 Page 1 of 10 PUBLIC COMMENT Mike Jackson referred to several studies regarding impacts from trees and questioned if the City has ever conducted a study as to the number of trees that Atascadero can sustain. Chairperson O'Keefe closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON APRIL 3, 2007. Vice Chairperson Fonzi asked that the Disclosure of Ex Parte Communications, page 2, bullet #1 reflect that the Planning Commissioners visited the site at differing times. Commissioner Heatherington corrected the spelling of Bill Artfeld, to Bill Arkfeld on page 10. MOTION: By Commissioner Heatherington and seconded by Vice Chairperson Fonzi to approve Item #1 as corrected. Motion passed 7:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 2. PLN 2006-1181 AND PLN -2099-0313, 9700 EL CAMINO REAL Owners/ Ted Jacobson, 8055 Cristobal, Atascadero, CA 93422 Applicants: JP Patel, 3600 El Camino Real, Atascadero, CA 93422 Project Title: PLN -2099-0313, Conditional Use Permit 2004-0137 Amendment PLN -2006-1181, Zone Change 2006-0130 Project 9700 El Camino Real, Atascadero, Ca. 93422 Location: APN 056-081-032 Project The proposed project consists of an application for a Conditional Use Permit for a commercial Description: development located on 1.7 acres within the Commercial Tourist Zone and a Zone Text Amendment to the conditionally allowed uses within the Commercial Tourist Zone to allow health care services/medical offices. Two building pads are proposed for the site. Building 1, a 15,000 square -foot office building is currently under construction. This building is currently proposed to house the medical offices. Building 2 is proposed to be an 80 room hotel totaling 51,740 square -feet. Four native oak trees are proposed for removal. Mitigated Negative Declaration 2005-0022 was previously certified for the construction of the office building. This document shall analyze all existing and new impacts due to the proposed amendments and shall supersede the previously certified document. PC Minutes 04/17/07 Page 2 of 10 Ex Parte Communications ■ Commissioner Jack stated he had met with the applicants for this project after the last Planning Commission meeting apologizing for the continuance of the item and, in response to their inquiry about any concerns he might have, stated he required some clarification regarding parking. ■ Vice Chairperson Fonzi stated she visited the site of this project, spoke with the contractor, and asked several questions about the proposed medical use. ■ Commissioner O'Grady stated he visited the site, but did not speak with anyone. ■ Commissioner Marks stated he visited the site. ■ Commissioner Heatherington stated she visited the site. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Ted Jacobson, applicant, gave an overview of the project and addressed issues raised by Commissioners. JP Patel, applicant, spoke about the history of the project, and explained that Marriot did not approve the exterior brick design, but did approve a cultured stone design and he requested that change be made. Mr. Patel requested additional directional signage and answered questions of the Commission. Steven Alvarez, project arborist, answered questions of the Commission. Steve Aros, project traffic engineer, spoke about the traffic study and parking for the project and requested several changes to the Conditions of Approval and Mitigation Measures. Chairperson O'Keefe closed the Public Comment period. Chairperson O'Keefe stated she had a problem with the size of the hotel and its location on the lot. She explained that the project had changed from the original and she was concerned with the minimum setback and loss of landscaping. She thought there was no buffer for this, and too much mass on one parcel; the landscaping for the hotel was only 10% and the rest was black top and building, and trees are being systematically removed. She stated this project was piecemealed and she couldn't make the finding that it was compatible with the existing neighborhood. PC Minutes 04/17/07 Page 3 of 10 General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) 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 6907 Determination: El Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Ex Parte Communications ■ Commissioner Jack stated he had met with the applicants for this project after the last Planning Commission meeting apologizing for the continuance of the item and, in response to their inquiry about any concerns he might have, stated he required some clarification regarding parking. ■ Vice Chairperson Fonzi stated she visited the site of this project, spoke with the contractor, and asked several questions about the proposed medical use. ■ Commissioner O'Grady stated he visited the site, but did not speak with anyone. ■ Commissioner Marks stated he visited the site. ■ Commissioner Heatherington stated she visited the site. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Ted Jacobson, applicant, gave an overview of the project and addressed issues raised by Commissioners. JP Patel, applicant, spoke about the history of the project, and explained that Marriot did not approve the exterior brick design, but did approve a cultured stone design and he requested that change be made. Mr. Patel requested additional directional signage and answered questions of the Commission. Steven Alvarez, project arborist, answered questions of the Commission. Steve Aros, project traffic engineer, spoke about the traffic study and parking for the project and requested several changes to the Conditions of Approval and Mitigation Measures. Chairperson O'Keefe closed the Public Comment period. Chairperson O'Keefe stated she had a problem with the size of the hotel and its location on the lot. She explained that the project had changed from the original and she was concerned with the minimum setback and loss of landscaping. She thought there was no buffer for this, and too much mass on one parcel; the landscaping for the hotel was only 10% and the rest was black top and building, and trees are being systematically removed. She stated this project was piecemealed and she couldn't make the finding that it was compatible with the existing neighborhood. PC Minutes 04/17/07 Page 3 of 10 MOTION: By Vice Chairperson Fonzi and seconded by Commissioner Slane to adopt Resolution PC 2007-0024, PC 2007-0025, PC 2007-0026 and PC 2007-0027 with the following changes: that the buildings be alarmed in the medical building, that the brick and stone facade and the stucco finish be reviewed by staff and that they come up with a recommendation for the City Council prior to their hearing, that the directional sign also be reviewed by staff and incorporated into the project before it goes to the City Council, that bicycle racks be incorporated into the project at two locations one at the offices and one also at the hotel, that the revised arborist's report be included in the report that goes to the City Council, that removal of Conditions No. 19 and 21 be enacted, and the rewording of 15.a.b.1 for financing and return of revenue and a sunset date also be incorporated to read as follows: The fairshare contribution would be based on a maximum of $600,000 or the engineer's estimate at the time of the payment of the fee. whichever is lower. If the fairshare fee is paid and no reimbursement plan is filed by the West Front Street project required to construct the signals) within two years of the date of payment of the fairshare fee, the fees paid by the applicant would be returned to the applicant and the mitigation measure would be removed from the requirements for this project, and that the air pollution control district be included. Motion passed 6:1 by a roll -call vote. (O'Keefe opposed) Chairperson O'Keefe recessed the hearing at 8:44 p.m. Chairperson O'Keefe called the meeting back to order at 8:55 p.m. 3. PLN 2006-1151, CONDITIONAL USE PERMIT, 8905 MONTECITO ROAD Applicant: Tastee Freez, John Sidders, 1209 Hanover Place, San Luis Obispo, CA 93401 Owner: Morro Road Homes, LLC, Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2006- 0196 / PLN 2006-1151 Project Location: 8905 Montecito Road, Atascadero, CA 93422 APN 056-071-010 PC Minutes 04/17/07 Page 4 of 10 Project The proposed project consists of an application for a Conditional Use Permit for a drive-through Description: restaurant located on 0.52 acres within the Commercial Tourist Zone. The site was recently approved for a three lot split with a similar site plan proposed for a commercial center with shared parking and shared storm water detention facilities (PLN 2006-1121.) The only addition since the map approval is the addition of the drive thru. The project takes access off Montecito Avenue. The proposal includes a main dining building and a drive-through facility along the East Front Road. The site is currently vacant. General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review at 6907 El Camino Determination: Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Assistant Planner Callie Taylor gave the staff report and answered questions of the Commission. Commissioner Marks expressed concern that this project was inconsistent with the General Plan, Air Pollution Control District policy, and the Mayors Climate Protection Agreement. He commented that the City has agreed to reduce things like idling, and has developed smart growth principles that call for reducing reliance on automobiles, which this project doesn't do. PUBLIC COMMENT John Sidders, applicant, gave a PowerPoint presentation on the project and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Heatherington and seconded by Chairperson O'Keefe to adopt PC Resolution 2007-0018, certifying Proposed Mitigated Negative Declaration 2007-0001 and approving the Master Plan of Development (CUP 2006- 0196) based on findings and subject to Conditions of Approval and Mitigation Monitoring and adding the 25% light reduction condition for the sign and inclusion of a traffic calming feature in the parking lot at the city engineer and staffs recommendation. Motion passed 6:1 by a roll -call vote. (Marks opposed) 4. PLN 2006-1117 PALMA AVENUE ROSARIO AVENUE 5825 RIDGEWAY CT. Owners/ Jim and Adrienne Beck, 5825 Ridgeway Court, Atascadero, CA 93422 Applicants: Gary and Mary Tharp, 12250 San Antonio Road, Atascadero, CA 93422 PC Minutes 04/17/07 Page 5 of 10 Project Title: PLN 2006-1117: CUP 2006-0184, TTM 2006-0089, ZCH 2006-0121 Project Palma Avenue, Rosario Avenue, Ridgeway Court Location: (San Luis Obispo County) APNs 029-322-022, 023, 024 Project The proposed project consists of an application for construction of 7 single family detached Description: homes on individual lots that will be developed under the requirements of a Planned Development -29 Overlay within the RMF -10 Zoning District. One existing home, designated as an Atascadero Colony Home is proposed to remain. Proposed homes range in size from 1500 square feet to 2300 square feet. Lot sizes range from 3155 square feet to 22,407 square feet. The project includes one home per lot, each two stories tall and with either a porch or a deck. Eight native trees are proposed for removal; 4 Toyons, 2 Live Oaks, and 2 Valley Oak trees. The project will take access from Palma, Rosario, and Ridgeway Court. 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 at 6907 Determination: El 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. PUBLIC COMMENT Jim Beck, applicant, addressed concerns raised by the Commission and answered their questions. Marge Mackey expressed concern with development along Rosario, and would like to see a historic district in that area. She stated that seven homes were too much for this neighborhood, and she was concerned with the lack of parking and lack of setbacks from the street. Ed Roach spoke in favor of preserving the Colony House and was concerned with Ridgeway Court, which is small and narrow; he would like to see the cul-de-sac improved, and the parking problems addressed. Beverly Aho stated she lives across from this project on Rosario, and expressed concern regarding parking on Rosario which currently forces cars to move to the center of the road, a problem that could worsen if a sidewalk is added to the other side. Greg Ravatt stated he was against the project though it does have a lot of beneficial features. Some his concerns included loss of character in this historic district, tree removals, setbacks on Palma, no useable yards for the majority of the homes on Palma, lack of landscaping on Palma due to setbacks, loss of the historic wall, and the lack of a historic evaluation on the property. Chairperson O'Keefe closed the Public Comment period. Commissioner Comments: PC Minutes 04/17/07 Page 6 of 10 ■ The retaining wall is historic and should be preserved if possible, as the corner is key to the historic district. ■ There should be a condition for maintenance of the carriage house. ■ Some Commissioners thought there was too much density on this site; others thought the density was acceptable as the site is zoned for it and is close to the downtown. ■ Concern regarding the lack of yards. ■ Concern with the amount of dirt to be taken away. • Church parking may be a problem. ■ It is important to have the historic survey and report to determine the correct thing to do. ■ Consideration should be given for no parking on Rosario, and coordination with the postal service for placement of mailboxes. There was Commission agreement that a Historic Survey/Report should be obtained for this project. MOTION: By Chairperson O'Keefe and seconded by Commissioner O'Grady to continue this item to a date uncertain. Motion passed 7:0 by a roll -call vote. MOTION: By Commissioner Jack and seconded by Commissioner Heatherington to go past 11:00 p.m. Motion passed 7:0 by a roll -call vote. 5. PLN 2006-1141, 8787 PLATA LANE COMMERCIAL CONDOMINIUM CONVERSION Applicant: Geo -West, 5255 Traffic Way, Suite C, Atascadero, CA 93422 Owner: David Yarnold, P O Box 3071, Atascadero, CA 93423 Project Title: PLN 2006-1141, TTM 2006-0094, Commercial Condominium Conversion Project 8787 Plata Lane, Atascadero, CA 93422 Location: APN 056-051-049 Project The proposed project consists of an application to establish 7 commercial condominiums at an Description: existing commercial building. General Plan Designation: Service Commercial Zoning District: Commercial Service Proposed The project qualifies for a Class 1 categorical exemption: Existing facilities. Environmental Determination: PC Minutes 04/17/07 Page 7 of 10 Associate Planner Kelly Gleason gave the staff report and answered questions of Commission. PUBLIC COMMENT Barak Miles, applicant's representative, spoke about the project and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner O'Grady and seconded by Commissioner Marks to adopt Resolution PC 2007-0028 approving Tentative Tract Map 2006-0094, a request to establish 7 commercial airspace condominium units based on findings and subject to conditions of approval. Motion passed 7:0 by a roll -call vote. 6. TO BE CONTINUED TO MAY 15, 2007 PLN 2006-1137, PRECISE PLAN FOR 10900 VISTA ROAD, GRADING ON SLOPES GREATER THAN 10% AND AN AMENDMENT TO MOVE THE BUILDING ENVELOPE. Owner/Applicant: Larry and Ann Mathews, 5952 Bellingham Dr. Castro Valley, CA 94552 Phone: (925)602-6470 Project Title: Precise Plan 2006-0215, PLN 2006-1137. Grading on slopes greater than 10% and an Amendment to move the building envelope. Project Location: 10900 Vista Road, Atascadero, CA 93422 (San Luis Obispo County) APN 055-161-030 Project The project consists of an application to construct a 4,278 square foot single-family residence Description: on an existing 8.8 acre lot of record. An Amendment is proposed to move the building envelope that was originally established with Tract Map 1382 (November 1990) to a new location approximately 600 feet west, towards the center of the site. The proposed project will require 3,610 cubic yards of cut and 3,610 cubic yards of fill, with a maximum cut of 11 feet and maximum fill of 14 feet. The project includes 580 lineal feet of retaining wall for the 700 foot long driveway. The driveway crosses a drainage swale which requires 163 lineal feet of 24 -inch HDPE storm drain. Native trees are proposed for removal, including one 38 -inch Live Oak and 9 smaller Live Oaks and Scrub Oaks ranging in size from 4 to 6 -inches. The proposed residence will utilize a septic system. General Plan Designation: RE Zoning District: RS-PD2 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The certified Mitigated Negative Declaration is available for public review from Determination: 03/29/07 through 04/17/07 at 6907 El Camino Real, Community Development Department from 8:00 a.m. to 5:00 p.m., Monday through Friday. PC Minutes 04/17/07 Page 8 of 10 7. TO BE CONTINUED TO A DATE UNCERTAIN PLN 2099-0792, SANTA YSABEL PLANNED DEVELOPMENT PD 25 Owners: Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 & Niral Patel, 175 S. Mesa Road, Ni omo CA 93444 Project Title: PLN -2099-0792, Zone Change 2005-0110, CUP 2005-0174, TTM 2005-0081,, PD -25 Project 7298 & 7312 Santa Ysabel Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-121-003 & 004 Project An application for a Zone Change, Conditional Use Permit, and Tentative Tract Map for the Description: construction of 12 new single-family attached homes on individual lots that will be developed under the requirements of Planned Development 25 overlay district within the RMF -16 Zoning District. Proposed homes range in size from 1512 to 1602 square feet of living space plus one or two -car garages. The project includes attached units with one home per lot. Additional parking is included in each driveway and four guest spaces are also provided on site. There are no native trees on site. The project includes a parking court which will take access off of Santa Ysabel Ave. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi -Family -16 -16 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review at 6907 El Camino Determination: Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Grady wished Commissioner Heatherington a Happy Birthday. There was Commission discussion regarding tree mitigations and fees. MOTION: By Commissioner Heatherington and seconded by Commissioner O'Grady to agendize tree mitigation at a future meeting. Motion passed 6:1 by a roll -call vote. (Jack opposed) Vice Chairperson Fonzi stated she would like something on a future agenda about drive through's. Community Development Director Warren Frace stated the topic is on staff's list of things to do. DIRECTOR'S REPORT 8. BALBOA ROAD STATUS REPORT Community Development Director Warren Frace gave the staff report and answered questions of the Commission. PC Minutes 04/17/07 Page 9 of 10 Director Frace reminded the Commission that Brown Act Training is scheduled for Wednesday, April 25tH ADJOURNMENT Chairperson O'Keefe adjourned the meeting at 11:30 p.m. to the next regularly scheduled meeting of the Planning Commission on May 1, 2007. MINUTES PREPARED BY: Grace Pucci, Recording Secretary \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 07\PC Minutes 04-17-07.doc PC Minutes 04/17/07 Page 10 of 10