HomeMy WebLinkAboutPC Minutes 03-03-09CITY OF ATASCADERO
PLANNING COMMISSION
MINUTES
Regular Meeting
Tuesday, March 3, 2009 — 7:00 P.M.
City Hall, Council Chambers
6907 EI Camino Real, Atascadero, California
CALL TO ORDER: 7:00 p.m.
Chairperson Jack called the meeting to order at 7:00 p.m. and Commissioner Len
Colamarino led the Pledge of Allegiance.
ROLL CALL
Present: Chairperson Jack, Vice Chairperson Moreno, Commissioners
Bentz, Colamarino, Schmidt, Sturtevant and Ward
Others Present: Recording Secretary Susanne Curtis Anshen
Staff Present: Community Development Director Warren Frace, Deputy Public
Works Director David Athey, and Senior Planner Kelly Gleason
APPROVAL OF AGENDA
MOTION: By Commissioner Ward and seconded by Vice Chairperson
Moreno to approve the agenda.
Motion passed 7:0 by a roll -call vote.
PUBLIC COMMENT: None.
Chairperson Jack closed the Public Comment period.
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PLANNING COMMISSION BUSINESS
Commissioner Schmidt read the mission statement adopted by the Atascadero City
Council and asked everyone to keep this mission in mind during our meetings.
Chairperson Jack announced the next agenda will include discussion on the 2009
Planners' Institute as well as working on a schedule for the 2009 Training for the
Commission.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JANUARY 20, 2009.
2. PLN 2099-0878, APPROVAL OF TIME EXTENSION FOR TTM 2005-0076 AND
CUP 2005-0170 FOR 4705-4713 EL CAMINO REAL (JRW GROUP, INC. -
TREATCH / ACACIAS DEVELOPMENT)
PUBLIC COMMENT: None.
Chairperson Jack closed the Public Comment period.
MOTION: By Commissioner Bentz and seconded by Commissioner
Schmidt to approve the Consent Calendar.
Motion passed 7:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS: None.
PUBLIC HEARINGS
3. PLN 2008-1314 / ZONE CHANGE AND CONDITIONAL USE PERMIT
AMENDMENT FOR DOVE CREEK
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Property
PMB Development Company, 765 Baywood Dr. #141, Petaluma, CA
Owner:
94954
Applicants:
Courtney Architects, 656 Santa Rosa St. #3A, San Luis Obispo, CA
93401
Project Title:
PLN 2008-1314 / Zone Change and Conditional Use Permit
Amendment
Master Site Plan and PD -12 Zone Text Amendment for a proposed
Tractor Supply Company store at the Dove Creek Commercial
Center.
Project
Northwest corner of EI Camino Real & Santa Barbara Road
Location:
(existing vacant commercial pad) (San Luis Obispo County) APN
045-331-014
Project
The project consists of an amendment to the existing Master Plan of
Description:
Development and PD -12. The Zone Change to the Planned
Development -12 text will eliminate the "indoor only" restriction for
farm equipment and supply sales, thus allowing a 19,100 square -
foot Tractor Supply Company Store with 20,800 square -foot outdoor
storage and sales area. The master site plan will be revised for the
new building and outdoor use areas.
General Plan Designation: MU (Mixed -Use)
Zoning District: CR (Commercial Retail) / PD -12
Proposed
Consistent with previously certified Mitigated Negative Declaration.
Environmental
Determination:
DISCLOSURE OF EX PARTE COMMUNICATIONS:
• Commissioner Colamarino visited the site and spoke with two residents.
• Commissioner Bentz stated he received three emails: one from Morgan and
Jessie Terrell outlining their concerns with the Dove Creek development; one
from William P. White, President of the Atascadero Professional Firefighters,
indicating the Firefighters' support for the Tractor Supply Company; and one from
the President of the Atascadero Police Officers Association.
• Chairperson Jack stated he received the same three emails, visited the site on a
couple occasions, and spoke in the past with one of the owners of the property.
• Vice Chairperson Moreno stated she visited the site and received the emails, but
had no direct correspondence with anyone.
• Commissioner Schmidt stated he visited the site several times and received an
email dated 2/5/09 from Sandy Henson along with the other three emails
mentioned. He also stated he spoke with Kelly Gleason this morning.
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Senior Planner Kelly Gleason gave the staff report. Senior Planner Kelly Gleason and
Community Development Director Warren Frace answered questions of the Planning
Commissioners.
PUBLIC COMMENT:
Tom Courtney, Courtney Architects of San Luis Obispo, stated he appreciated feedback
from Homeowners Association and citizens and has attempted to accommodate
everyone's concerns.
Chris Diesta, Project Manager, presented an overview of the Dove Creek Commercial
Project area. Chris Diesta and Tom Courtney (Courtney Architects), and Bob Rowland
(PMD Development) answered questions of the Planning Commissioners.
Tom Birkenfeld, Past President of the Atascadero Professional Firefighters, spoke in
favor of the project as the sales tax revenue will benefit the City and would encourage
commercial and retail development, which is in line with Atascadero's goals.
Allen Bailey, a resident of Dove Creek, spoke against project stating although there is a
need for tax revenue, there are many problems including traffic problems, delivery truck
access, safety hazards, noise, and road maintenance issues.
Allen Inbictor, a resident of Dove Creek, stated he purchased his unit because it was a
Master Plan Development and he had been informed the commercial development
would probably be a community center.
Jeff Phillips, Vice President of the Dove Creek Homeowners Association, spoke against
rezoning of the commercial retail development, but not against the commercial
development. He stated the rezoning would cause property values to decline.
Gary Henson, President of the Dove Creek Villas Homeowners Association, and
Treasurer of the Dove Creek Homeowners Association, stated the design is well done;
but when the homeowners purchased homes, they were not told of the possible zone
change allowing this large retail store with outdoor sales area.
Kevin Buffett, Atascadero Grain and Feed, stated Tractor Supply Company will
negatively impact his business.
Sandy Henson, Dove Creek resident, stated allowing outdoor sales is a huge departure
from original design. She also stated her concern for the large trucks using the pull-
through parking and the road will not allow large vehicles to turn into the project.
Morgan Terrell spoke of concern about the unsafe traffic conditions and her
understanding that the Air Pollution Control District must also receive a referral. Ms.
Terrell offered a revised site plan to provide more of a buffer between the commercial
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and residential areas and asked that the truck deliveries be held Monday through
Friday, between 8 a.m. and 5 p.m. and store hours be limited to 8 a.m. to 6 p.m.
Don Bullard spoke in favor of project, stating we do not want to drive off Tractor Supply
Company. He stated the correct truck -turning radius needs to be addressed; and in
2016, the property would revert back to City, which could sell the property for a project
that would not be as nearly as nice.
Warren Miller spoke in favor of Tractor Supply Company, but expressed concern how
Tractor Supply will fit into Dove Creek. He urged the Commission to take into account
the residents' concerns.
Keith Vreeken, President of Dove Creek Homeowners Association, spoke against the
project, expressing concern the buildings are going to be below grade with only roof
tops in view. He also stated the wrought iron fence will not hide the outdoor sales area,
and his concern Dove Creek's insurance would not cover incidents on the road.
Charles Park stated he wants to keep the commercial as it was promised when he
purchased his home as he was induced to buy because the commercial would be inside
retail, not outdoor sales. He is also concerned with the traffic and safety issues.
Allen Inbictor stated there will be more revenue lost by the reduction of property values
than gained by this single tenant.
Gary Henson also expressed his concern for the negative impact on property values,
stating items to be sold outside will impact the ability to draw the desirable retail to the
center.
Scott Hallett spoke on the negative impact on the community this zone change would
have to future revenues to support infrastructure and public safety.
Keith Vreeken, Dove Creek Homeowners Association President, stated by adding the
outdoor storage, they have removed some parking, creating a difficult parking lot.
Bob Rowland, PMD Development, thanked the Commission for hearing and
commended staff and stated they have tried to resolve as many issues as they could
and they have agreed to all conditions, including the road maintenance agreement.
Chairperson Jack closed the Public Comment period.
Senior Planner Kelly Gleason answered questions from the Planning Commissioners.
Extensive discussion was held on how the storage area, the best way to screen the
outdoor storage area, the turning radius for large trucks, restricting delivery times, and
shielding the outdoor lighting.
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PUBLIC COMMENT REOPENED:
The Planning Commissioners asked Chris Diesta and Bob Rowland questions on the
lighted signs, the road maintenance agreement, the drive-through parking area, and
noise.
Chairperson Jack closed the Public Comment period.
Senior Planner Kelly Gleason answered questions of the Commissioners regarding the
participation in the road maintenance agreement and the traffic study.
Chairperson Jack recessed the meeting at 9:22 p.m.
Chairperson Jack reconvened the meeting at 9:35 p.m.
PUBLIC COMMENT REPOPENED:
Chairperson Jack asked Mr. Rowland if the outside displays stay up at night. Mr.
Rowland stated the items stored outside remain there until sold, but it is not stored
above the fence line.
Chairperson Jack closed the Public Comment period.
Deputy Public Works Director David Athey answered questions of the Planning
Commissioners regarding ingress and egress to the project, the road maintenance
agreement, screening the outdoor storage area, delivery hours and lighting.
MOTION: By Commissioner Bentz to:
1. Adopt Resolution PC 2009-0009 recommending that the
City Council introduce an ordinance for first reading
amending zoning code text for Planned Development #12
(Zone Change 2008-0151) to allow outdoor sales for farm
equipment and supply establishments based on
findings; and,
2. Adopt Resolution PC 2009-0010 recommending that the
City Council adopt amendments to CUP 2003-0099
related to the Commercial Center Master Plan of
Development, based on findings and subject to
Conditions of Approval including the following:
(a) Vine plants be considered on the trellis;
(b) The wrought iron fence have more opaque screening;
(c) The landscaping be planted with more mature plants;
(d) The lighted TSC sign be turned off at night or muted;
(e) Maintenance of landscaping be required in the
CC&Rs.
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DISCUSSION:
Senior Planner Kelly Gleason asked for clarification that Commissioner Ward was
referencing the lighted sign facing the residents will be turned off or muted after hours.
Senior Planner Kelly Gleason stated the limited delivery times is not currently a
condition, so this could be added now. She also clarified that rather than CC&Rs, they
use deed notifications, and Commissioner Ward agreed.
Vice Chairperson Moreno asked about conditioning the requirement Tractor Supply
have a truck verify the turn radius. The Commissions felt this had already been
included.
Commissioner Schmidt commented that trucks often arrive early and idle while waiting
to deliver, but we probably cannot control this issue. Community Development Director
Warren Frace stated if the Commission limited the delivery times, it would be clear, and
reports of nuisances can be addressed with the tenant.
MOTION: By Commissioner Bentz and seconded by Vice Chairperson
Moreno to:
1. Adopt Resolution PC 2009-0009 recommending that the
City Council introduce an ordinance for first reading
amending zoning code text for Planned Development
#12 (Zone Change 2008-0151) to allow outdoor sales
for farm equipment and supply establishments based on
findings; and,
2. Adopt Resolution PC 2009-0010 recommending that the
City Council adopt amendments to CUP 2003-0099
related to the Commercial Center Master Plan of
Development, based on findings and subject to
Conditions of Approval including the following:
(a) Vine plants be considered on the trellis;
(b) The wrought iron fence have more opaque
screening;
(c) The landscaping be planted with more mature
plants;
(d) The lighted TSC sign facing the residents be
turned off at night or muted;
(e) Maintenance of landscaping be required in the
deed notification; and
(f) Limit delivery times to the hours to 8 a.m. to
5 p.m. Monday through Friday.
Motion passed 7:0 by a roll -call vote.
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COMMISSIONER COMMENTS AND REPORTS
Commission Schmidt asked staff if the Storm Water Management Plan for Atascadero
requires that pre -construction analysis for drainage studies to use native soil and
vegetation. Deputy Public Works Director David Athey stated City staff has
recommended we go with predevelopment which is what exists on the site prior to the
applicant submitting plans.
Commissioner Schmidt asked if the dead trees near Paloma Park could be replaced
under the Tree Mitigation Program. Community Development Director Warren Frace
stated currently we have a native replanting program, and he will check with the Public
Works Department.
DIRECTOR'S REPORT
Community Development Director Warren Frace gave the following Director's Report:
• The next Planning Commission meeting is March 17th and there is a tree removal
and amendment to an older Use Permit for a church.
• The following week is the Planning Commissioner Training in Anaheim and this
will be a discussion item on the next agenda.
• Mr. Frace stated if there are ever any questions about the staff reports or the
projects beforehand, to feel free to email him or staff.
ADJOURNMENT: 10:16 p.m.
The meeting was adjourned at 10:16 p.m. to the next regular meeting of the Planning
Commission is scheduled for March 17, 2009, at City Hall, Council Chambers, 6907 EI
Camino Real, Atascadero.
Susanne Anshen, Recording Secretary
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