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1997-07-23 Town of Truckee ZONING ADMINISTRATOR MEETING July 23, 1997 2:00 P.M. Truckee Donner Public Utility District Board Room 11570 Donner Pass Road, Truckee, California MINUTES CALL TO ORDER. Zoning Administrator Tony Lashbrook called the meeting to order at 2:08 p.m. PUBLIC COMMENTS. None. APPROVAL OF MINUTES. 3.1 April 9, 1997 - Regular Meeting Zoning Administrator Tony Lashbrook approved the minutes of April 9, 1997. PUBLIC HEARINGS. 4.1 97-052/MSP/AV/HPAC (Ministerial Site Plan, Area Variance, Historic Preservation Advisory Council); Jay Hanson, applicant; Ron Kirby, property owner. Jay Hansen and Ron Kirby were both present. No staff report was given. A five minute break was taken at 2:10 p.m. for Mr. Hansen to review the staff report. Zoning Administrator reconvened the hearing at 2:15 p.m. Mr. Ball reviewed the major characteristics of the project regarding site design for parking, sidewalk improvements, in-lieu fees, and on-site landscaping. He mentioned that there was only one inquiry on this project. Mr. Lashbrook asked Mr. Ball for clarification on what the mix of uses were in the building, and how the nmnber of parking spaces were derived. Mr. Ball explained that the nfix of uses were retail along Donner Pass Road and office along High Street. The project requires 22 on-site parking spaces, including handicap spaces for the entire building, however, the existing site design supports only 12 on-site parking spaces. He explained that the number of parking spaces were calculated in accordance with the current zoning ordinance standards, and a 20% reduction factor applied as supported by the Draft Downtown Zoning Standards. He further explained that landscaping is associated directly with parking demand, and increasing the parking area increases the need for landscaping. Mr. Lashbrook stated that to meet the required parking for the site, the options consist of: 1) apply all of the existing spaces along High Street to this specific site; 2) allocating a specific amount of parking spaces to each building and pay in-lieu of parking fee for the balance; or 3) allowing additional parking spaces to be constructed in the High Street right- of-way. Those options not involving the in-lieu parking fee are: allocate all of the existing parking spaces on High Street or increase the number of parking spaces on High Street. He stated that the goal was to provide the most possible options for the applicant. Mr. Kirby mentioned there has been confusion on the requirements for parking spaces, the size of landscape planters, and the curb, gutter, and sidewalk requirements. He pointed out the difficulty in designing a historic building site to comply with today's code requirements. He explained that snow removal and snow storage in the past have not been a problem, and can be dealt with at the time when it becomes one. He added that the issue with Doyle McGwinn was how the parking relates to the McGwinn property line in the right-of-way. He asked if the fee for each additional parking space was separate from the road mitigation impact fees. Mr. Hansen asked what the in-lieu of fee was based on, and questioned Condition No. 19 regarding an offer of dedication. He stated that the existing landscaping and parking areas as designed cannot spare five feet for dedication. He expressed concern with Condition No. 16 relating to the snow removal plan, and stated that the only way to remove snow on High Street would be to store a portion of snow on High Street. He asked if it would be feasible to detemfine a snow storage area percentage, and also if the storage spot across Donner Pass Road on Union Pacific land could be used. Mr. Hansen also asked if the traffic impact fees in Condition No. 5 was the same as road improvement fees. Mr. Hansen finally expressed concern with Condition No. 15 with the revocation of parking at any time; if the parking ratio was not relaxed, the site would be short parking places to fulfill the parking requirement. He asked for some flexibility. Mr. Lashbrook commented that the main concern with the suggestion of hauling snow across Donner Pass Road was safety. In addition, Union Pacific would have to entertain this suggestion regarding snow storage on their land. He also mentioned that if parking was extended, this may cause a conflict with the vacant lot access on High Street. Mr. Ball stated that the Public Works Director indicated that High Street snow removal is currently not a problem as it is done now, but the concern on High Street is the future development of the adjacent residential property to the east of the parking area, and this issue should be worked out with Public Works to make the snow plan work. Mr. Lashbrook stated that the traffic impact fee in Condition No. 5 was the same as the road improvement fees, whereas the in-lieu parking fee was for buying future public parking spaces. He clarified that the road impact fee is related to increases in traffic and the need to mitigate these impacts at $420 per space, while the $4,500 in-lieu parking fee ~vas an option to paying the road impact fees. He mentioned that the Town can't give up this property to make public property private since them may be some future public need. Mr. Ball pointed Zoning Administrator Regular Meeting July 23, 1997 Page 2 out that the future downtown street section design has not yet been determined and may not require this offer of dedication in the future. Mr. Lashbrook closed the public hearing at 2:47 p.m. Mr. Lashbrook agreed that fitting an old building site with new standards was difficult, however, the use of the building was changing to a new use commanding higher rent, and the planning practice is to require parking and landscaping to meet the increase in use. He pointed out that staff has applied a reduction on the required parking without knowing the tenancy of building, and this was the first time public land was being used for private parking which may not work in other areas. Recognizing the use change of industrial to retail/office, he asked the applicant if the landscaping requirement was imposing a hardship. Mr. Hansen replied that Mr. Kirby's objection was the timing of this requirement and was an unanticipated cost. Mr. Kirby added that snow removal was one large problem with the landscaping requirement. Mr. Lashbrook asked Mr. Ball if the landscaping would be installed all at once or in stages until the design of the new road section was determined. Mr. Ball stated that the best option was to allow temporary landscaping which eventually would be incorporated into the streetscape parkway. He mentioned that $1,000 was already bonded for and could be applied to the temporary landscaping costs. Mr. Kirby pointed out that landscaping around the dentist building on High Street needs replacing year after year and asked how the shrubbery would survive snow removal, and how the sidewalk landscaping maintenance would work downtown. Mr. Ball mentioned that an option in the future would be some type of private/public partnership downtown for snow removal and stated that a maintenance district would handle the sidewalk landscaping downtown. Mr. Lashbrook stated that the applicant needs to think about issues of landscaping with snow removal in the final landscape plan, and added that the Downtown Specific Plan includes a landscaping irrigation system. Zoning Administrator Tony Lashbrook found the project exempt from CEQA, and approved the area variance request based upon the conditions contained within the staff report. He noted the applicant's required parking concern, stating that significant flexibility was applied by staff with the allowance of private parking on public property, and that the parking, landscaping and frontage improvement requirements for this project still remained. This decision can be appeal within 10 days to the Town Council. Zoning Administr~or Regular Meeting July 23,1997 Page 3 ADJOURNMENT. The meeting was adjourned at 3:03 p.m. Respectfully submitted, TONY LASHBROOK, Community Development Director by: f ' "' ' Kelly Holm,?~aministrative Secretary Zoning Administrator Regular Meeting July 23, 1997 Page 4