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HomeMy WebLinkAboutPC Resolution 21-0005f S9 MAY 4 2021 PC RESOLUTION 2021-0005 CITY OF ATASCADERO PLANNING RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH A MINI -STORAGE FACILITY, AND ASSOCIATED LOT MERGER, LOCATED AT 11450 VIEJO CAMINO AND 11505 EL CAMINO REAL AND CERTIFING THE PROPOSED MITIGATED NEGATIVE DECLARATION PREPAREED FOR THE PROJECT DOVE CREEK MINI -STORAGE NEWTON (DEV20-0076) WHEREAS, an application has been received from Scott Newton (215 Santa Fe, Pismo Beach, CA 93449), Owner and Applicant, to consider Planning Application DEV20-0076, for a Conditional Use Permit for a mini -storage use and associated lot merger on a 2.4 -acre site located at 11405 Viejo Camino and 11505 El Camino Real, Atascadero, CA 93422 (APNs 045- 342-009 and 045-342-010); and WHEREAS, the site's current General Plan Land Use Designation is Public Facilities (PUB); and WHEREAS, the site's current Zoning District is Public (P); and WHEREAS, mini -storage is a conditionally allowed use in the Public (P) zoning district; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meetings on June 24, 2020 and November 18, 2020; and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject conditional use permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said use permit; and NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of Atascadero: SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearings. 1. The Planning Commission held a duly noticed public hearing to consider the project on April 20, 2021 and considered testimony and reports from staff, the applicants, and the public and the project was continued to the May 4, 2021 meeting. 2. The Planning Commission held a duly noticed public hearing to consider the project on May 4, 2021 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Findings. The Planning Commission makes the following findings, determinations and approvals 1. Findings for Approval of a Conditional Use Permit FINDING: The proposed project or use is consistent with the General Plan FACT: The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies and Programs 1. 1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater management. In addition, the project is consistent with Circulation Element (CIR) Policies and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street parking; and 2.3.1 for providing adequate sidewalks as required for all new commercial development in the City. The General Plan also includes policies and programs aimed at enhancing the City's visual character and promoting economic viability. LOC3 promotes the transformation of El Camino Real into a distinctive and attractive commercial, office, and industrial park area which can provide for the long term economic viability of the community. In addition, LOCI provides policies and programs aimed at establishing a range of employment and business opportunities to provide a sound economic base and ensure that new development generates sufficient revenue to support public service needs and quality environmental, social, and educational opportunities. LOC 14 also encourages land uses that provide jobs and services for residents that fit within the city's character. The project, as proposed, will provide additional service to surrounding residents and provide increased property taxes once the site has been developed. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance FACT: The proposed mini -storage facility can be permitted though the Conditional Use Permit process as identified in the Municipal Code. The proposed structures and site plan are consistent with the applicable provisions of the Atascadero Municipal Code as conditioned. FINDING: The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use FACT: The proposed mini -storage facility will be located on a double frontage lot between El Camino Real and Viejo Camino adjacent to residential, commercial, and recreational park uses. The site design has been reviewed by all City departments for consistency with code requirements. The project is proposed to have one access point off of Viejo Camino Rd. The project is conditioned to construct frontage improvements along Viejo Camino Rd that will ensure safe traffic patterns in and out of the site in additional to existing park and residential traffic. FINDING: The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development FACT: The proposed project is designed the project to include landscaping along the exterior of the project to provide visual screening of the storage facility. The project includes realignment and restoration of the existing ephemeral creek. FINDING: The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element FACT: The proposed mini -storage facility will be accessed off of Viejo Camino. Mini - storage facilities are very low traffic generating uses and Viejo Camino, with required improvements, will be able to accommodate any increases in traffic resulting from the proposed project. The community meeting space is designed to meet all parking on-site. Frontage improvements are designed to accommodate community traffic. FINDING: The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. FACT: The Design Review Committee has reviewed the proposed project and found the site plan and elevations to be consistent with the criteria in the City's Design Review Manual. 2. Findings for Exceptions to the Creek Setback FINDING: On-site creeks, riparian areas, and site improvements will not be negatively impacted by a reduced creek setback. FACT: This project includes the realignment and restoration of the existing ephemeral stream. The project will be required to meet all building code standards including soils analysis and compaction. New riparian habitat is included as part of the restoration efforts. Should wetland habitat be determined to exist on-site prior to construction, habitat restoration will be incorporated into the project as conditioned. SECTION 4. CEQA. An initial study was prepared for the proposed project at which time mitigation measures were identified to reduce the impacts to a less than significant level. A Draft Mitigated Negative Declaration was posted for public review in accordance with CEQA. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 4, 2021, resolved to approve a Conditional Use Permit to allow for a mini -storage facility (DEV20-0076) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Mitigation Monitoring Program 3. EXHIBIT C: Project Design Package On motion by Commissioner Schmidt and seconded by Commissioner McIntyre, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Commissioners Anderson, Schmidt, McIntyre, and Carranza (4 ) NOES: Commissioners Keen, Hughes, and van den Eikhof (3 ) ABSTAIN: None ABSENT: None ( ) ADOPTED: May 4, 2021 CITY OF ATASCADERO, CA Jeffen Eikhof Planning Commission Chairperson Attest: Phil Dunsmore Planning Commission Secretary EXHIBIT A: Conditions of Approval DEV20-0076 Conditions of Approval Timing Responsibility /Monitoring Conditional Use Permit BL: Business License PS: Planning Services Mini Storage Facility GP: Grading Permit BP: Building Permit BS: Building Senrices FD: Fire Deparlment 11450 Viejo Camino / 11505 EI Camino Real FI: Final Inspection TO: Temporary PD: Police Department CE: City Engineer Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney 1. This Conditional Use Permit shall be for a mini -storage facility as described in Ongoing PS attached Exhibits, located at 11505 EI Camino Real and 11450 Viejo Camino (APN 045-342-009, 045-342-010), regardless of owner. 2. The approval of this use permit shall become final and effective the date of the Ongoing PS hearing. Issuance of building permits may not occur prior to the appeal period of fourteen (14) days following the Planning Commission approval. 3. The Community Development Department shall have the authority to approve the Ongoing PS, CE following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Conditional Use Permit. 4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months BP PS after its effective date. At the end of this time period, the approval shall expire and become null and void unless the project has received a building permit or a time extension. 5. The owner and applicant shall defend, indemnify, and hold harmless the City of Ongoing CA Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning this conditional use permit. Planning Services 6. A public access easement shall be provided over the area of the sewer BP PS easement to allow for a pedestrian path. The easement document shall be recorded prior to permit issuance. The easement document shall include provisions of the continued maintenance of the pathway. 7. The pedestrian pathway shall be constructed to the satisfaction of the City BP CE Engineer and shall provide a minimum of 8 -feet of pavement width to accommodate maintenance/service vehicle access. Landscaping adjacent to the path shall be designed to enhance safety and visibility. Fencing shall be included between the path and the creek to limit pedestrian access to the riparian zone. Fencing shall be low split rail fencing. Fencing adjacent to the neighboring residential use property shall be privacy fencing unless transparent fencing is agreed to by the adjacent property owner. 8. The developer shall record the lot merger prior to issuance of any construction BP PS or grading permit. 9. All project signage shall be limited to 40 square -feet per frontage and shall not BP PS be illuminated whether internally or externally. 10. Development perimeter fencing shall be high-quality wrought iron fencing. BP PS Landscaping shall be installed at a density to screen the facility and fencing. Should the undeveloped portion of the site be fenced, fencing shall be split rail style wood fencing. All fencing shall be maintained in perpetuity. 11. Landscaping shall be maintained in perpetuity in a manner that provides BPI PS screening of the facility from the adjacent neighborhood. Any dead or deficient Ongoing landscaping shall be replaced immediately, to the satisfaction of the City. 12. All retaining walls shall be constructed of the stamped ECO block or similar BP PS naturalized textured block consistent with EXHIB C sheet A101. 13. Street trees shall be provided along the EI Camino Real and Viejo Camino BP PS frontages. EI Camino trees shall be planted at 30 -feet on center and shall be London Plane Sycamores. Trees along Viejo Camino shall include a variety of species and may be installed in natural groupings, subject to the approval of the City Engineer. 14. Screening landscaping shall be installed along all property frontages outside of the right-of-way. Landscape shall be designed in such a way to adequately screen any blank walls as viewed from the adjacent roads. 15. All street and on-site trees shall be maintained in perpetuity in a manner that Ongoing PS allows the trees to grow to their natural canopy width and height. 16. All mechanical equipment on site shall be screened, including all ground and BPI PS roof mounted equipment, air conditioners, transformers, etc. Ongoing 17. All utilities on site shall be installed underground. BP PS 18. Any undeveloped portions of the site shall be landscaped with native BPI PS groundcovers and seed mixes and shall be maintained free of weeds or Ongoing invasive species. 19. All mitigation measures identified in the Mitigation Monitoring Program BPI PS (EXHIBIT B) are considered conditions of approval for this project and shall Ongoing be adhered to and enforced as project conditions. 20. The drivable path over the sewer easement shall include appropriate design BPI CE features to discourage public vehicular access, to the satisfaction of the City Ongoing Engineer. 21. Hours of operation for the facility shall be as follows: Ongoing PS ■ Office Hours: 8am-5pm ■ Access Hours: 6am-9pm 22. All exterior site lighting shall be placed on motion sensor dimmers and shall BPI PS be maintained at low lighting levels unless the motion sensor is activated. Ongoing Should this not be feasible in one light, a dual lighting system may be used with the same effect. 23. Building E shall provide 11 -feet of landscape area on the applicant's property. Landscaping shall include street trees spaces a maximum of 30 -feet on - center to be located outside the City Right-of-way. Landscaping shall include screening materials. Landscaping will still allowing access to the rear of Building E for maintenance. 24. The community meeting spaces shall be eliminated and replaced with BP PS conditioned storage units 25. An open space easement shall be placed over the unused portion of the BP PS property south of the development pad. 26. Parking shall be reduced to provide the minimum required by code for the storage use. Additional landscaping shall be included in this area. Building Services 27. New buildings shall conform to all Building Code requirements including BP BS permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the site plan with this Conditional Use Permit does not provide relief from standard Building Codes in place at the time of submittal of building permits. The owner or applicant shall obtain a building permit prior to beginning any demolition or construction work on site. Public Works 28. A FEMA issued CLOMR must be received by the City Engineer prior to BP CE issuance of any Building Permit. 29. The entry driveway shall be designed to align with Bocina Lane to the greatest extent possible, subject to the satisfaction of the City Engineer. 30. The Developer shall construct new frontage improvements along Viejo PI CE Camino consisting of a 6 -ft wide integral curb -gutter -sidewalk, and shall widen the road to complete a road section comprised of class 2 bike lanes, one travel lane in each direction, a center turn lane, and on -street parking adjacent to the development site, to the satisfaction of the City Engineer. The new driveway approach shall include an integral 4 -ft wide sidewalk per San Luis Obispo County Standard Drawing Nos. B-3, B -3a and B -3c. 31. The Developer shall complete road striping and signage on Viejo Camino to PI CE accommodate left -turns into the subject property in coordination with the southbound left -turn lanes to the apartment complex entrance and La Paloma Ct., to the satisfaction of the City Engineer. 32. The Developer shall construct new frontage improvements on EI Camino Real PI CE consisting of a 6 -ft wide integral sidewalk -curb -gutter per City Standards and to the satisfaction of the City Engineer. The alignment of the new frontage shall accommodate a 5 -ft wide bike lane. The back of sidewalk shall have a shoulder sufficient to support the new sidewalk. The new frontage improvement adjacent to the existing culvert may require the construction of a pedestrian guardrail depending on the grade differential between the back of sidewalk and the adjacent grade within 5 -ft. All improvements shall be to the satisfaction of the City Engineer. 33. This project shall connect to the public sewer main at a location approved by BP PW the City Engineer. 34. Any work within the public sewer easement shall not compromise the existing Ongoing / PW sewer main and shall not preclude or restrict access to the sewer main by City BP crews or equipment. Any work within the sewer easement shall be approved by the City Engineer. 35. Other conditions imposed upon this project shall not compromise the public Ongoing / PW sewer main or sewer easement and shall be subject to the approval or BP rejection by the City Engineer. This includes, but is not limited to, creek realignment and reconstruction. 36. Following completion of site grading and prior to a Final Inspection, the BP PW Developer shall obtain a FEMA LOMR (based on fill) for the revised flood zone. 37. The applicant shall record a mechanism against the property to restrict vehicular access rights along both road frontages except where the proposed driveway is to be located. Modifications may be granted in the future by the City Engineer based on proposed alterations to site use and updated traffic analysis. Fire Department 38. New facilities shall conform to all Fire Code and City Fire Department Policy BP FD requirements including, but not limited to, driveway slope and length, fire truck access, location of fire hydrants, and fire sprinklers. 39. Auto turn software shall be run on the final project design and turning BP FD diagrams shall be included as part of the building permit submittal package.