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HomeMy WebLinkAboutPC Resolution 2023-0001PC RESOLUTION 2023-0001 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE PROPOSED MITIGATED NEGATIVE DECLARATION FOR THE BARREL CREEK PROJECT BARREL CREEK (DEV21-0066) 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd APNs 049-131-043, 044, 052, 058, and 066 WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including a Commercial Sign Program and height exception; and WHEREAS, the site's current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site's current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site's adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request for General Plan Amendment and Zone Change at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2022-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); 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 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 application; 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 Hearing. The Planning Commission of the City of Atascadero, at Public Hearings held on January 17, 2023, and February 7, 2023, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the proj ect results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. Based on testimony from the public, the document was revised and re -circulated for public review on February 2, 2023. SECTION 4. Recommendation of Certification. The Planning Commission of the City of Atascadero, California, in a regular session assembled on February 7, 2023 resolved to recommend that the City Council certify the proposed Mitigated Negative Declaration prepared for the Barrel Creek project and adopt the mitigation monitoring program as shown in Exhibit A. On motion by Commissioner Schmidt and seconded by Commissioner Hughes, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Carranza, Heath, Hughes, Schmidt, Keen (6) NOES: None (0) ABSTAIN: None (0) ABSENT: van den Eikhof (1) ADOPTED: February 7, 2023 CITY OF ATASCADERO, CA Jef en Eikhor Planning Commission Ch Attest: ter--- , Phil Dunsmore Planning Commission Secretary EXHIBIT A: Mitigation Monitoring Program MITIGATION MONITORING PROGRAM Barrel Creek DEV21-0066 Per Public Resources Code § 21081.6, the following constitutes the mitigation monitoring and/or reporting program that will reduce potentially significant impacts to less than significant levels. The measures will become conditions of approval (COAs) should the project be approved. The City of Atascadero, as the Lead Agency, or other responsible agencies, as specified, are responsible to verify compliance with these COAs. MITIGATION MEASURE Aesthetics AES -1 Landscaping shall be included along the San Ramon and Del Rio frontages to buffer higher density residential lots from surrounding existing rural residences. Landscaping shall include small shrubs and grasses along with street trees. Street trees along San Ramon shall be installed in a natural grouped pattern and shall include native species. Landscaping along Del Rio shall include shrubs and grasses as well as London plan trees at a spacing of 30 -feet on -center consistent with the adjacent Apple Valley development. A minimum of 8 feet of landscaped area shall be provided along each frontage. AES -2 Columnar landscaping and canopy shade trees shall be provided along the norther property line to provide visual screening of the 4 -story hotel from the adjacent residential parcel. Landscaping shall include evergreen species and shall be designed to block visual impacts to the greatest extent possible. TIMING Prior to Building Permit Issuance / Project Final Prior to Building Permit Issuance / Project Final AES -03 Site lighting shall be low-level safety lighting for ,the Prior to Building parking lot areas. Lighting shall be on motion sensors to Permit Issuance minimize lighting when areas are not in use. All pole / Project Final lighting shall be a maximum of 14 -feet in height and shall be shielded and directional. AES -04 Low level lighting shall be placed at the intersection of Prior to Building San Ramon and Del Rio Road for safety. Additional Permit Issuance lighting at the Apple Valley frontage shall be installed as / Project Final needed to facilitate safe lighting levels at the intersection. AES -05 All site walls visible from the exterior of the site shall be Prior to Building decorative walls and shall include decorative veneer. Permit Issuance / Project Final MITIGATION MEASURE TIMING AES -06 Lighting at the north hotel facade and west facing portion Prior to Building of the fagade closest to the proposed multi -family units Permit Issuance shall include pedestrian scale bollard lighting only. No / Project Final architectural feature lighting is permitted. Fully shielded directional lighting shall be permitted where needed for egress safety. Air Quality AQ -01 Water exposed soil during active construction at a Ongoing during specific frequency to achieve dust suppression. Construction AQ -02 Apply water at a specific frequency during active Ongoing during demolition to achieve dust suppression. Construction AQ -03 Water construction roads a minimum of twice daily. Ongoing during Construction AQ -04 Maintain a 25 mile per hour speed limit for all vehicles Ongoing during during construction Construction AQ -05 Zero or low-VOC paints shall be used throughout the Prior to Building project. Permit Issuance / Project Final AQ -06 Limit heavy equipment idling to no greater than 5 minutes Ongoing during at a single location Construction Cultural Resources CUL -01 Prior to the issuance of any permits on-site, an Prior to Building Archeological Monitoring Plan shall be prepared by a Permit Issuance qualified archeologist and shall be approved by the City of Atascadero. All recommendations of the plan shall be implemented as directed. CUL -02 All grading and site disturbance activities shall be Ongoing during monitored by a qualified archeologist and a monitor from Construction a local tribal representative. CUL -03 Prior to demolition of the Quonset hut, the applicant shall Prior to Building provide documentation that includes floor plans, Permit Issuance elevations, photographs and historical facts related to the structure. The report shall be approved and filed by the City prior to permit issuance for demolition. Greenhouse Gas Emissions GHG-01 Provide a pedestrian -friendly and interconnected Prior to Building streetscape with good access to/from the development Permit Issuance for pedestrians, bicyclists, and transit users to make MITIGATION MEASURE TIMING alternative transportation more convenient, comfortable and safe. GHG-02 Provide large canopy shade trees throughout the parking Prior to Building areas to reduce evaporative emissions from parked Permit Issuance vehicles. GHG-03 The multi -family portion of the development shall meet or Prior to Building exceed CALGreen Tier 2 standards. Permit Issuance GHG-04 See AQ mitigation measures Noise NOI-01 Construction activities shall be limited to 9am to 7pm on Ongoing during Saturdays and shall not occur on Sundays. construction Transportation TRANS- The Crosswalk at Del Rio Road shall include ladder Prior to Building 01 striping for the crosswalk at the eastern leg of the Permit Issuance intersection. The crosswalk shall be supplemented with / Project Final pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road. The crosswalk across the northern side San Ramon Road shall not be included. TRANS- The intersection of San Ramon Road and Del Rio Road Prior to Building 02 shall be illuminated with down lighting sufficient for Permit Issuance pedestrian and vehicular safety. Light shall be provided / Project Final both on the north and south side of the intersection. TRANS- A contiguous pedestrian path of travel shall be provided Prior to Building 03 along Del Rio Road to the existing sidewalk on the south Permit Issuance side of the freeway overpass prior to occupancy of any / Project Final residential units. TRANS- Prior to occupancy of any use on the project, the following Prior to 04 improvements shall be completed at the Del Rio and EI Occupancy Camino Real intersection: Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected -permissive phasing, Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing, Modify the southbound and northbound left turns to protected -permissive phasing, MITIGATION MEASURE • Add overlap phasing to the southbound right turn pocket currently under construction, • Replace eight -inch traffic signal heads with 12 -inch heads, • Install yellow reflective tape on all backplates, • Install new signage and replace non - reflective signs, and • Optimize signal timings for all coordinated signals including updating pedestrian and yellow clearance times at Del Rio and EI Camino Real. It is anticipated that these improvements will be completed by the Marketplace Project prior to commencement of the Barrel Creek Project. This project shall pay their fair share toward these improvements. Fair share shall be based on current cost estimates. Should the developer construct the improvements, any costs of the installed improvements in excess of the project's proportional share may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development conditioned to construct specified improvements. TRANS- The applicant/developer shall pay their fair share towards 05 improvements at the US101/Del Rio interchange as specified in the Del Rio Road Commercial Area Specific Plan including the addition of a westbound right -turn lane to the intersection of Del Rio Road/US 101, such that there would be two westbound lanes on Del Rio Road from EI Camino Real to the US 101 North ramp with a dedicated right turn lane onto US 101 northbound. TRANS- The applicant/developer shall pay their fair share toward 06 the realignment of Ramona Road and associated frontage improvements along Del Rio Road between San Ramon and US 101. Cost estimates for the fair share payment shall be based on a current cost estimate or the actual costs if the project is completed prior to permit TIMING Prior to Building Permit Issuance Prior to Building Permit Issuance MITIGATION MEASURE issuance. It is anticipated that the City will complete these improvements prior to commencement of the project. If these improvements are not completed, Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 313.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. TRANS- A striped crosswalk shall be provided across "Street A" 07 (project entry street at Del Rio Road) to connect the pedestrians from the commercial portion of the project to the Del Rio Road sidewalk and crossing at San Ramon. Tribal and Cultural Resources TCR -01 See mitigation measure CUL -01. TIMING Prior to Building Permit Issuance / Project Final Utility and Service Systems USS -01 Prior to occupancy for any use, the developer shall Building Permit upgrade Lift Station 14 with the following: Install new 30 HP submersible pumps and associated piping improvements • Install new wet well roof and hatch Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls • Install emergency generator, propane tank and associated piping • Bypass pumping during construction USS -02 Prior to occupancy of any use that exceeds 196 gallons Building Permit per minute at peak hour flow at Lift Station 14, the developer shall upgrade Lift Station 14 with the following: Replacement of 30 -Hp submersible pumps with 40 -Hp pumps and associated piping upgrades • Remove and replaced existing wet well with minimum 8' diameter wet well ® Pipeline connection improvements • Install new MCC, VFDs, and upgrade controls Upsize the emergency generator ® Bypass pumping during construction w CITY OF ATASCADERO m' COMMUNITY DEVELOPMENT DEPARTMENT Notice of Intent to Adopt Mitigated Negative Declaration PLN Na. DEV21-0066 Envirartm 64 -1 Q:arcume.0.2022-0005 "ROJECT TITM , Barrel Creek Planned Development ST, Legacy Realty and Development, LLC - 805 470-3446 ES...... 6500 Palma Ave Kelly Gleason 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd PROJECT DESCRIPTION: Emalt kgleason@atascadero.org Atascadero, CA 93422 (805) 470-3446 kgleason@atascadero.org Atascadero, CA 93422 A044 049-131-043, 044, 052, 058, and 066 The Barrel Creek project proposes a mixed-use development at the intersection of Del Rio Road and San Ramon Road in the City of Atascadero. The project site is bordered on the east by the 101 freeway. The project includes a request for General Plan Amendment, Zone Map Amendment, creation of a Planned development Overlay Zone, Master Plan of Development for the site, Tentative Tract Map, and Tree Removal Permit. The project also includes a Master Sign Program that includes exceptions to the standard sign regulations and a height exception. The project includes a proposal for 48,000 sf of commercial/light industrial space, a 120 -room hotel, 40 multi -family apartment units, 5,000 sf of restaurant or brewery space, 16 short-term stay cottages, and a 20 -lot single family subdivision. LEAD AGENCY: City of Atascadero Community Development Department 6500 Palma Avenue Atascadero, CA 93422 DOCUMENT AVAILABLE ONLINE: http://www.atascadero.org/environmentaidocs STATE CLEARING HOUSE REVIEW: ❑ Yes NO REVIEW PERIOD BEGINS: 02/02/2023 REVIEW PERIOD ENDS: 02/22/2023 Tentative: Planning Commission - Jan 17, 2023, PUBLIC HEARING REQUIRED: ®NO ❑Yes 6:00pm, City Council Feb 21, 2023, 6:00pm PUBLIC NOTICE: The City of Atascadero is releasing a draft Initial Study and Mitigated Negative declaration at the above project address for review and comment to all effected agencies, organizations, and interested parties. Reviewers should focus on the content and accuracy of the report and the potential impacts upon the environment. The notice for this project is in compliance with the California Environmental Quality Act (CEQA). Persons responding to this notice are urged to submit their comments in writing. Written comments should be delivered the City (lead agency) no later than 5pm on the date listed as "review period ends". Submittal of written comments via email is also accepted and should be directed to the Staff contact at the above email address. This document may be viewed by visiting the Community Development Department, listed under the lead agency address, or accessed via the City's website.