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HomeMy WebLinkAboutPC Resolution 2023-0004PC RESOLUTION 2023-0004 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL INTRODUCE FOR FIRST READING, BY TITLE ONLY, AN ORDINANCE TO MODIFY THE ATASCADERO MUNICIPAL CODE, TITLE 9, CHAPTER 3, ARTICLE 28 TO ESTABLISH PLANNED DEVELOPMENT NO. 38 (PD38) 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, 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 lawsand 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. Facts and Findings. The Planning Commission makes the following findings and determinations: A. Findings for approval of a Zoning Map Amendment FINDING: The Zoning Map Change is consistent with General Plan policies and all other applicable ordinances and policies of the City. FACT: The project includes a request for a General plan Amendment and Zone Map Amendment with associated entitlements for the Barrel Creek project. The proposed zoning 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. FINDING: This Amendment of the Zoning Ordinance will provide for the orderly and efficient use of lands where such development standards are applicable. FACT: The proposed project is located adjacent to Highway 101 at Del Rio Road. The project site was previously identified as a key development opportunity site. The site is adjacent to the key commercial node at Del Rio Road and El Camino Real. The Apple Valley development to the south of the project site is comprised of a small -lot single family development with similar lot patterns to the proposed single-family portion of the project. Frontage and intersection improvements will be complete prior to occupancy of the project to ensure that the adjacent street system is designed to accommodate added traffic. Establishment of a custom Planned Development Overlay Zone will allow the property to transition to the surrounding neighborhoods with custom attention to compatible uses and development standards to ensure a quality and well -integrated project. FINDING: The Text Change will not, in itself, result in significant environmental impacts. 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. FINDING: Modification of development standards or processing requirements of the Zoning Ordinance through the PD overlay is warranted to promote orderly and harmonious development; and FACT: The PD38 zoning overlay establishes development standards that promote a cohesive neighborhood development and ensure that City goals related to traffic mitigation, aesthetic character, inclusionary housing, and pedestrian connectivity, among others, are achieved. FINDING: Modification of development standards or processing requirements of the zoning ordinance through the PD overlay will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. FACT: The Planned Development 38 overlay text modifies standard development requirements to allow for a mixed residential and commercial project adjacent to existing residential neighborhood and commercial properties, including Highway 101. Modified standards for the development enable the project to provide adequate transitions to the existing neighborhood and ensure compatible uses within the commercial portion. FINDING: Benefits derived from the Planned Development Overlay Zone cannot be reasonably achieved through existing development standards or processing requirements. FACT: The Planned Development Overlay Zone 3 8 ensures that development within the area provides certain benefit as identified by Council Policy. Development under the PD38 standards will maintain and enhance neighborhood character and provide transition between commercial and single-family uses. FINDING: Proposed plans offer certain redeeming features to compensate for requested modifications of the Planned Development Overlay zone. FACT: City Council Planned Development Policy requires project benefits such as affordable inclusionary housing, pocket parks, and high-quality landscape and architecture in exchange for modified development standards. As conditioned, the project satisfies these requirements. 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 public testimony, the document was re -circulated for public review 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 Commission of the City of Atascadero, California, in a regular session assembled on February 7, 2023 resolved to recommend that the City Council approve an Amendment to the Atascadero Municipal Code for the Barrel Creek project consistent with the following: EXHIBIT A: 9-3.683 Establishment of Planned Development Overlay No. 38 (PD38) 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 ABSTAIN: None ABSENT: van den Eikhof ADOPTED: February 7, 2023 CITY OF ATASCADERO, CA Jef en Eikhof Planning Commission pion Attest: �\ 1 Phil Dunsmore Planning Commission Secretary EXHIBIT A: 9-3.683 Establishment of Planned Development Overlay No. 38 (PD38) The following shall be added to the Atascadero Municipal Cade Title 9, Chapter 3, Article 28: 9-3.683 Establishment of Planned Development Overlay Zone No. 38: (PD38). Planned Development Overlay Zone No. 38 is established as shown on the official zoning maps (Section 9-1.102 of this title) on parcels APNs 049-131-043, 044, 052, 058, and 066 (Parcels 1-42 of TR3177). The following development standards shall be applied to all development within the PD38 overlay district: General Requirements: (a) All utilities, including electric, telephone and cable, along the frontage of and within the PD shall be installed underground. (b) All lighting shall be fully shielded, directional, and dark sky compliant unless specifically exempted below. (c) All mitigation measures listed in the Mitigation Monitoring Program shall be adhered to for the life of the project. Commercial Development: (a) A Master Plan of Development must be established for the commercial development area and all development shall be consistent with the approved Master Plan of Development. (b) All building mounted and parking lot lighting shall be dark sky compliant and designed to reduce off-site glare. All lighting shall be directed downward. The following exceptions shall be permitted: 1. Festoon lighting shall be permitted within the commercial plaza and hotel inner courtyard 2. Lower level up -lighting is permitted within the commercial plaza and inner hotel courtyard to highlight architectural building features. 3. Low level bollard lighting is permitted adjacent to pedestrian paths. (c) All building signage shall comply with the following: 1. All wall signs shall be externally or halo lit. 2. No cabinet signs shall be permitted 3. Each business shall be allowed a wall sign over the entry in addition to a parking lot facing sign if the tenant space is adjacent to the parking area. 4. Projecting signage shall be permitted as well as an extruded metal sign on the metal canopy(ies). 5. Window graphics shall be permitted per the Atascadero Municipal Code 6. A center identification sign in the form of a water tower shall be permitted along Highway 101 in the area designated in the Master Plan of development. The water tower shall have a maximum height of 65 -feet. The water tower sign shall display the name of the project only. 7. The hotel shall be allowed the following: i. No signage shall be permitted facing residential uses Lighting facing the freeway shall be externally illuminated with downward lighting. All lighting shall be set on a timer to turn off or dim between the hours of 10pm and 7am. (d) All parking lot trees shall be maintained in a manner which allows the trees to reach their natural height and width. No growth inhibitors shall be permitted. (e) Amplified sound shall be permitted within the commercial plaza, amphitheater, and hotel courtyard area between the hours of 11 am and 10pm. Amplified outside of these hours or locations shall require approval of an AUP. (f) All uses shall comply with the listed uses for the CPK zone, with the following modifications: 1. The following uses shall be allowed by right i. Bar/Tavern ii. Hotels, Motels 2. The following uses shall be allowed with the approval of a conditional use permit i. Social and Service Organizations 3. The following uses shall not be permitted i. Accessory storage ii. Auto Dealers (New and Used) and supplies iii. Auto Repair and Services iv. Bed and Breakfast V. Building Materials and Hardware w/ outdoor storage areas vi. Collection Stations vii. Drive -Through Sales or Services viii. Farm Equipment and Supplies with outdoor storage areas ix. Financial Services and Banks x. Fuel Dealer A. Health Care Services xii. Horticultural Specialties xiii. Laundries and Dry -Cleaning Plants xiv. Medical Extended Care Services xv. Mini -Storage xvi. Retail Sales — Restricted xvii. Sales Lots xviii. Small Family Day Care xix. Transit Stations xx. Vehicle and Equipment Storage Multi -family Development: (a) All multi -family buildings shall include consistent materials and building styles. Color variations are permitted. (b) All materials and finishes shall be consistent with the approved entitlement design package. (c) All windows shall be non -sliders. No wide vinyl casings or stiles shall be permitted. Single -Family Parcels: (a) No subsequent tentative parcel or tract map shall be approved within the single-family development area. Urban Subdivisions shall not be permitted. (b) Second units shall be permitted consistent with the City's standards for single- family parcels. (c) No Urban Dwelling Units shall be permitted (d) Maximum height shall be 30 -feet. (e) A minimum of 2 parking spaces are required per lot. These may not be located within the front setback area. On -street parking shall not be used to satisfy the parking requirements. Driveway areas within the setback may provide for guest parking. (f) Building setbacks shall be as follows: Prima Front at porch 9 feet Primary Front at dwelling —1St storX 15 feet Primary Front at dwelling — 2nd Story20 feet Primary Front at garage/required on-site parking 20 feet Secondary street setback (corner lot) 10 feet Interior Side 5 feet Rear Yard first story 10 feet Rear Yard at second story 5 -feet greater than the first story Accessory structure side and rear yards 5 feet 1. Garages shall be recessed from the front of the residence by at least ten (10) feet. 2. Architectural projections shall be allowed per the Atascadero Municipal Code. (g) Building coverage (residence plus garage footprint) shall not exceed forty-five percent (45%) of the individual lot area. Landscaping shall constitute a minimum of forty percent (25%) of the lot area. The measurement of landscaped areas shall be exclusive of driveways, patios, decks, etc. (h) Two- (2) story residences shall have a second floor that is limited to seventy-five percent (75%) of the gross area of the first floor inclusive of the garage. (i) Architectural Features: Use of at least five (5) of the following architectural features on all street facing elevations, and at least three.(3) of the following architectural features on all interior and rear yard elevations, as appropriate for the building type and style, is required. 1. Dormers; 2. Gable roof form; 3. Recessed entries (at least 3 feet); 4. Covered porch entries with a minimum projection of 6 -feet; 5. Cupolas or towers; 6. Pillars or posts; 7. Eaves (minimum 12 -inch projection); 8. Off -sets in building face (minimum 16 inches); 9. Window trim; 10. Bay or oriel windows; 11. Balconies; 12. A minimum of 2 decorative patterns on exterior finishes (e.g., scales/shingles, wainscoting, board and batten, and similar features); and 13. Decorative cornices and roof lines (e.g., for flat roofs). Q) All mechanical equipment, including HVAC units and utility meters, shall be screened from view from adjacent streets and properties. (k) Exterior fencing shall be consistent throughout the single-family area. Privacy fencing shall be setback a minimum of 2 -feet from the front building fagade. Wood fencing shall include a top rail. No dog-eared fencing shall be allowed. Rear yard fencing of lots adjacent to the Del Rio Road Frontage shall be setback a minimum of 3 -feet from any retaining wall in excess of 2 -feet. (1) Accessory buildings (sheds, etc.) will be allowed; however, the footprint of such accessory buildings will count toward the maximum percent of allowable building coverage. Patio covers open on at least 3 sides shall not count toward maximum coverage. (m) Laundry hook-ups shall be provided in each unit. (n) All front yards and street facing side yards shall be landscaped. (o) Individual trash collection shall be used for each residential unit. Provisions shall be made for storage of trashcans within the garage or fenced area. (p) Alterations or additions to established dwelling units shall be subject to the density standards of the underlying zone and shall be reviewed pursuant to the City's Appearance Review Guidelines. (q) No farm animals may be kept on a lot. Cottage Hotel Development: (a) A Master Plan of Development shall be approved prior to development of the site. All site development shall be consistent with the approved Master Plan. (b) A 10 -foot landscape buffer shall be provided between all public and private road rights-of-way and the units. (c) A minimum 5 -foot setback shall be maintained between the units and the side property line shared with the adjacent commercial property.