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HomeMy WebLinkAboutPC Resolution 21-0014PC RESOLUTION 2021-0014 CITY OF ATASCADERO PLANNING RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING DEV 21-0045 / CA MANOR II APARTMENTS CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP AT21-0014 FOR THE CONSTRUCTION OF 76 -UNIT, LOW-INCOME AFFORDABLE SENIOR HOUSING APARTMENT BUILDING AND TWO LOT SUBDIVISION LOCATED AT 10165 EL CAMINO REAL (Atascadero California Manor, LP) WHEREAS, an application has been received from Atascadero California Manor, LP (Applicant/ Owner), 1370 Jensen Ave. #B, Sanger, CA 93657 to consider a lot subdivision and Conditional Use Permit for the development of California Manor II Apartments, a 76 -unit low- income affordable senior housing complex; and and WHEREAS, the site has a General Plan Designation of High Density Residential (HDR); WHEREAS, the site is in the Residential Multi -Family 24 (RMF -24) zoning district; and WHEREAS, the existing site has a gross area of 4.73 acres; 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 Subdivision and 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 Subdivision and Conditional Use Permit; and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearings. The Planning Commission held a duly noticed public hearing to consider the project on November 16, 2021 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. I. Findings for approval of Tentative Parcel Man. The Planning Commission finds as follows: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan; and Fact: The High -Density Residential land use designation is designed to encourage housing types that increase density in the city. The minimum lot size in an HDR area is 0.5 acres net. The two resulting parcels from this subdivision will be 2.8 and 1.9 acres, respectively. The HDR General Plan designation will remain for both parcels. 2. The site is physically suitable for the type of development; and Fact: The site is flat and no physical changes are required. 3. The site is physically suitable for the proposed density of development; and Fact: The subdivision is of a lot that has an existing large multifamily apartment building. Although not an equal split, both new parcels will be large enough in size to accommodate both current and proposed building densities. 4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; and Fact: The lot to be subdivided is already heavily developed, the new building will involve the removal of some large oak trees but otherwise will not substantially damage the environment or wildlife. The design of the subdivision or the type of improvements will not cause serious health problems; and Fact: The improvements proposed will not cause health problems and are appropriate for HDR land use and zoning standards. 6. The design of the subdivision will not conflict with easements for access through or use of property within the proposed subdivision. Fact: There are no easements within the proposed subdivision. II. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and Fact: The High -Density Residential land use designation is designed to encourage housing types that increase density in the city. Not only is this project zoned for the highest potential density in the city, it is also 100%, and per CA Government Code Section 65915 the applicant can receive a density bonus of 80% above what is allowed by the zoning code. The 76 units proposed is actually below the maximum allowed under these circumstances. Additionally, the project is consistent with the Housing Element of the general plan, especially HOS Policy 1.3: Encourage the production of housing, with particular emphasis on housing affordable to persons with disabilities, elderly, large families, female -headed households with children, and homeless individuals. Because this is a senior (55+) affordable housing development, the city will be providing necessary housing for its elderly population. Also, this affordable housing project will help the city reach its RHNA numbers for low-income housing before the deadline of 2028. LOC Program 1.1.7 states: Within the Urban Core encourage infill development or the revitalization or reuse of land already committed to urban development where utilities and public services exist. This project is consistent with this General Plan Program as well because it is an infill project on a vacant part of a lot surrounded by existing housing. 2. The proposed projector use satisfies all applicable provisions of the Zoning Ordinance; and Fact: This proposed project can be permitted through the Conditional Use Permit Process as identified in the AMC. The components of this project that are not consistent with the AMC, such as height, open space, and landscape coverage, are requested as concessions for this 100% affordable development. Because of this, the project as a whole is consistent with the applicable provisions of the AMC as conditioned. 3. 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; and Fact: The subdivided lot that the project will be developed on is surrounded by other lots zoned RMF -24 on three sides. The fourth side is the access location where the flag lot connects to El Camino Real. The building itself will not be visible from the street since it is behind an existing multi -family residential building. The site design has been reviewed by all City departments for consistency with code requirements. 4. The proposed projector use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and Fact: Though taller than the surrounding buildings, it is only about 5 feet over code requirements. Also, the design of the project is not out of character compared to adjacent apartment buildings. Additionally, the landscaping plan calls for the planting of trees around the perimeter of the site to obscure the view from the surrounding residences. 5. 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; and Fact: The only road that can access the site is El Camino Real, which is a major arterial street in the City. Also, because it is a senior housing development, not all residents will be driving themselves. 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact: Large, multifamily structures are permitted in RMF -24 zoning districts. The proposed development, including concessions and bonuses, is compliant with all related zoning codes and plans. SECTION 4. CE A. The project is exempt from the California Environmental Quality Act (CEQA), under Categorical Exemption § 15332, Class 32: In -Fill Development Projects. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on November 16, 2021, resolves to approve California Manor II Apartments (DEV21-0045), subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Tentative Parcel Map AT21-0014 EXHIBIT C: Site Plan EXHIBIT D: Elevations EXHIBIT E: Floor Plans EXHIBIT F: Unit Plans EXHIBIT G: Renderings EXHIBIT H: Landscape Plan EXHIBIT I: Courtyard Plan EXHIBIT J: Colors and Materials On motion by Vice Chairperson Keen, and seconded by Commissioner Schmidt the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Hughes, Schmidt, van den Eikhof, Keen (5 ) NOES: None (0 ) ABSTAIN: None (0 ) ABSENT: Carranza, McIntyre (2 ) ADOPTED: November 16, 2021 CITY OF ATASCADERO, CA L `7ef en ikho Planning Commission Cha n Attest: Phil Dunsmore Planning Commission Secretary EXHIBIT A: Conditions of Approval DEV 21-0045 Conditions of Approval Timing CaJill a Manor// Apartments BL: Business License 10165 EI Camino Real FM: Final Map GP: Grading Perrnit DEV 21-0045 BP: Building Permit Fl: Final inspection TO: Temporary Occupancy F0: Final Occupancy Planning Services 1. DEV 21-0045 (Tentative Parcel Map AT21-0014) shall be for the subdivision of 10165 EI Camino Ongoing Real; A portion of Parcel A of Parcel Map AT81-183, as recorded in book 31, page 26 of parcel maps, in the County of San Luis Obispo, California. (Assessor's Parcel Number's 030-461-044), as generally shown in attached Exhibit B, regardless of owner. 2. The appeal period is fourteen (14) days following the Planning Commission approval unless prior Ongoing to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. Approval of this Tentative Parcel Map shall be valid for a period of twenty-four (24) months and shall FM expire on November 16, 2023, consistent with Section 66452.6(a)(1) of the California Subdivision Map Act. The approved Tentative Parcel Map may be extended consistent with Section 66452.6(e) of the California Subdivision Map Act. Any requested map extension shall be consistent with Section 11-4.23 of the Atascadero Municipal Code 4. The Community Development Department shall have the authority to approve minor changes to the FM project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 5. The Subdivider shall defend, indemnify, and hold harmless the City of Atascadero or its agents, Ongoing officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. 6. The Subdivider shall pay all applicable Quimby Act fees to the City in accordance with the fee FM schedule and policies in effect at the time of subsequent applications. 7. The site shall be kept in a neat manner at all times and the landscaping shall be continuously Ongoing maintained in a healthy and thriving condition. The property owner must provide the City with documentation from a qualified professional three years after final occupancy of the building. This letter shall verify that the landscaping and vegetation is being continuously maintained in a healthy and thriving manner. 8. All site plan improvements shall be consistent with Exhibit C of the master plan of development. BPI Ongoing 9. The owner shall provide a landscape and irrigation plan, completed by a design professional, to the BPI Ongoing Community Development Department for review. • Landscaping and irrigation shall be installed as shown on the approved landscape plan prior to requesting a final planning inspection. • All landscaping shall be consistent with State and local ordinances related to water efficiency. • All trees shall be maintained by the property owner in a manner which allows the tree to grow to its natural canopy height and width. Conditions of Approval 'riming California Manor H Apartments BL: Business License 10165 EI Camino Real FM: Final Map GP: Grading Permit DEV 21-0045 BP: BuildingPermit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy i. Low lying branches shall be removed consistent with fire department standards for clear access. ii. Parking lot shade trees, both those in planter fingers/islands and along the perimeter of parking areas, shall be maintained in a manner which allows the tree to achieve a minimum of 10% coverage of the parking lot. iii. Irrigation shall be monitored and maintained and deep root watering methods shall be utilized. • Should a tree require replacement, approval of the replacement tree species and location shall be obtained from the City's Planning Division prier to removal. Any removed tree shall be replaced in accordance with City standards and any approved entitlement conditions. 10. The landscape plan shall be consistent with what is shown in Exhibit H. 11. Overall courtyard design shall be consistent with Exhibit I. Courtyard on Parcel 2 shall include BP/ Ongoing amenities for residents to enjoy such as benches, tables and art features to the satisfaction of the Community Development Department. 12. New fencing and screening shall be reviewed and approved by the Community Development BP Department. 13. All elevations must be consistent with Exhibit D. Maximum building heights shall not exceed 39 -feet, BP 8- inches in height measured from finished grade. 14. Color and materials shall be consistent with Exhibit J. Any color deviations or additional colors must BP be approved by the Community Development director or their designee prior to the issuance of building permits. 15. A deed restriction shall be entered between the City of Atascadero and the applicant deed BP restricting all 171 units to low income affordable and ages 55+ for a term of no less than 55 years. This deed restriction shall be recorded prior to the issuance of building permits. 16. Project shall be developed and maintained as one development, regardless of owner(s). Ongoing 17. Approval of this permit shall include the removal of 15 Native Oak Trees. The applicant shall be BP required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Community Development Department approval. 18. The final trash enclosure design shall be included with the building permit submittal and shall be BP approved by the Community Development Department. 19. All lighting shall be designed to eliminate any off-site glare. All exterior site lights shall utilize BP full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. No light shall be permitted to spill off-site. Fixtures shall be shield cut-off type. 20. At the time of building permit submittal of the proposed project, applicant must submit a BP photometric plan showing locations of proposed on-site lighting. Prior to final occupancy, City staff and the applicant shall meet on-site and review lights at dusk condition to ensure off-site light spillage and glare 21. A letter from a qualified biological consultant will be required prior to permit issuance to verify BP birds in trees #58, as identified in the arborist report, have fledged. Conditions of Approval Timing California Manor// Apartments BL: Business License 10165 Ell Camino Real FM: Final Map GP: Grading Permit DEV 21-0045 BP: Building Permit Fl: Final Inspection TO: Temporary Occupancy F0: Final Occupancy 22. A parking management plan shall be submitted prior to building occupancy. This parking FI management plan will need to include additional resources to enhance mobility for seniors. This plan should include, but is not limited to providing an onsite van pool with daily trips to grocery/ retail stores, a car share vehicle for tenants to rent, designated parking spaces for visitors/ employees and any other similar programs that increase mobility to services. 23. Additional architectural features shall be included on the building permit submittal and shall be BP approved by the Community Development Department. Additional features may include but are not limited to awnings above one or all story exterior windows, balconies on the exterior facade, etc. Awnings are prohibited from being cloth. 24. Easements shall be recorded with the final map over both parcels to guarantee shared access FM and for the entire development, regardless of owner. Public Works Conditions 25. Tentative Parcel Map to display the parcel lines and descriptions clearly, with bold lines and text. FM 26. Provide Preliminary City Stormwater Control Plan form and Drainage Analysis supporting the BP sizing of the underground storage chambers. Include a 100 -year storm overland escape path on plans. Exhibits/plans to support draft drainage report assumption that the overflow would go towards EI Camino Real. Design to ensure no cross -lot drainage into neighboring property is introduced as a result of the raising on the site at the east/back of the property. BCS r - N 21 BCS r - Z _to C6 r+ Lo V � 0 r = N W a a Nq w AV* nm .r,ml ! GWW'40 9J I Q w -j Q)b A 0 4 Uj m k■$ J 777 0 L -u i r in -j LL LL IL w W IL L. 9 &f2 C9 kA -1 cq m m L) kkk 0 0 _J z 8 IL LLJ W Z tƒ% 0 CO z m A" IRS& I �2k V) to > (.3 0 z 0 LLJ 2 LL: q C) \%? 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