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HomeMy WebLinkAboutPC Resolution 2023-0002RESOLUTION 2023-0002 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT (MAP DESIGNATION CHANGE AND MODIFICATION TO THE URBAN SERVICES LINE) 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 at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, City Council Policy requires that a neighborhood meeting be held by the applicant to receive input from surrounding property owners, residents, and interested persons to assist in achieving neighborhood compatibility; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the proposed amendment is in conformance with the other elements of the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; 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 Hearin. 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. Facts and Findings. The Planning Commission makes the following findings and determinations: A. Findings for approval of a General Plan Amendment FINDING: The proposed amendment is in the public interest. FACT: The proposed map amendment changes the development potential of a currently rural residential site adjacent to Highway 101 to a mix of commercial and residential uses. The project has been designed to provide transitions from the adjacent single- family neighborhoods and will provide increased economic benefit to the City. Modification to the Urban Services Line would allow all parcels proposed as part of the Barrel creek project to be within the designated boundary. As all project utilities and access is served from Del Rio Road or San Ramon Road, this modification will be consistent with project approvals. FINDING: The proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan. FACT: The proposed re -designation increased commercial development opportunities within the city and locates potential goods and services close to existing residential neighborhoods. The project is designed to provide a transition between the existing single-family neighborhoods to the project uses and provides development of a site directly adjacent to Highway and with direct access to the 101 interchange. The project is within proximity to the developing Del Rio Road / El Camino Real commercial node and has been previously identified by the City Council as an economic development opportunity site. The City's General Plan strives to balance commercial and residential uses, fostering a vibrant economy while preserving and maintain the City's rural, small-town character. The General Plan recognizes the need for growth and contains policies and programs to center that growth around the city's core area, namely paralleling the Highway 101 corridor and Morro Road, where services are available and infrastructure is designed to support added intensity. This project is located adjacent to a key commercial node at the intersection of del Rio Road and Highway 101. The project is designed with a small -lot single family subdivision on the western option of the site, similar to the adjacent Apple Valley development. FINDING: The proposed amendment is compatible with existing development, neighborhoods, and the environment. FACT: The proposed project is currently comprised of 5 mostly vacant parcels with one structure used as a weekly food distribution center. The site abuts highway 101 and is located adjacent to a key commercial node. Surrounding uses include large -lot rural residential, small -lot single family development, and currently un- or under -developed commercial tourist parcels. The proposed project increases commercial intensity adjacent to Highway 101 and provides for a small -lot single-family development along the most western edge, adjacent to existing residential neighborhoods. The intensified commercial uses will include entertainment, tourist serving, and local serving services and uses. The Del Rio area has bene previously identified as a key economic development opportunity site and has been designed with transitionary uses to existing surrounding uses. FINDING: The proposed map amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public services. FACT: The project has been analyzed under the provisions of CEQA and the City's development review process. As part of this process, traffic and utility service analyses were completed to determine project impacts and appropriate measures to mitigate any impacts. Based on the Initial Study and Proposed Mitigated Negative Declaration, the project will not create and new significant impacts to traffic, infrastructure, or public services as conditioned and with the incorporated mitigation measures as identified. FINDING: The proposed amendment is consistent with the adopted EIR and mitigation monitoring program. FACT: The proposed project is consistent with the City's economic and land use policies. The project site was previously identified as a key site for commercial expansion and opportunities for increased housing. Infrastructure and services are available to serve the project and the project is consistent with the General plan EIR and subsequent Mitigated Negative Declaration prepared for the project. SECTION 4. 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 project 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 updated and re -circulated to the public on February 2, 2023. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. SECTION 5. Recommendation of Approval. The Planning Commissionof the City of Atascadero, California, in a regular session assembled on February 7, 2023 resolved to recommend that the City Council approve the General Plan Map Designation Amendment and Modification to the Urban Services Line for the Barrel Creek project consistent with the following: EXHIBIT A: General Plan Land Use and Urban Services Line Amendment Diagram 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 ABSENT: vanden Eikhof ADOPTED: February 7, 2023 CITY OF ATASCADERO, CA Jeff -YA&firEikhof Planning Commission Chairp Attest: Phil Dunsmore Planning Commission Secretary (0) (1) EXHIBIT A: General Plan Land Use and Urban Services Line Amendment Diagram New Urban Services Line location Proposed Designation Me Density Reside Existing Land Use Designation: Suburban Estates