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HomeMy WebLinkAboutPC Resolution 2023-0011PC RESOLUTION 2023-0011 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH AN OUTDOOR RECREATIONAL VEHICLE STORAGE USE IN THE INDUSTRIAL PARK ZONE SYCAMORE RV STORAGE VSM LEASING & RENTALS LLC (USE21-0107) WHEREAS, an application has been received from VSM Leasing & Rentals LLC (3380 El Camino Real, Atascadero, CA 93422), Applicant, and Atascadero Mutual Water Company (PO Box 6075, Atascadero, CA 93422), Owner) to consider Planning Application USE21-0107, for a Conditional Use Permit for an outdoor Recreational Vehicle (RV) storage use at 6805 Sycamore Road, Atascadero, CA 93422 (APN 028-121-001); and WHEREAS, the site's current General Plan Land Use Designation is Industrial and Open Space (I and OS); and WHEREAS, the site's current Zoning District is Industrial Park and Open Space (IP and OS); and WHEREAS, an outdoor vehicle storage yard is a conditionally allowed use in the Industrial Park (IP) zoning district; and WHEREAS, the outdoor vehicle storage yard is not located on the portion of the site zoned Open Space (OS) zoning district; 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 was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said conditional 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 Hearing. The Planning Commission held a duly noticed public hearing to consider the project on July 18, 2023 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Findin-s. 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 use is consistent with the General Plan. Specifically, it relates to intended uses in the Industrial Park zone. The General Plan states that one of the intended uses of this zone is for outdoor storage facilities. General Plan Policy 14.2 aims to identify locations with adequate land to accommodate industrial uses to retain and expand existing businesses. The municipal code allows outdoor vehicle storage operations with a Conditional Use Permit. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance. FACT: The proposed outdoor vehicle storage operation can be permitted though the Conditional Use Permit process as identified in the Municipal Code. The proposed site plan is 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 recreational vehicle storage facility will not be detrimental to the general public or working person's health, safety, or welfare. 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 on a property that is zoned Industrial Park with a contract construction yard on it. The property is at the edge of the city in an area that has been designated for industrial uses. 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 project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. The project site is an existing site on Sycamore Road. 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 project is consistent with the General Plan and municipal code, as conditioned. 2. Findings for Approval of Landscape Requirement Exception FACT: Existing vegetation topography or structural arrangement preclude the need for landscaping. FINDING: Since the site is screened by fencing and landscaping along Sycamore Road, landscaping added within the RV lot will not be visible from the outside. Additionally, maintaining this landscape would be difficult as it would need to be irrigated and protected from vehicles driving over it. Additionally, evergreen landscaping along the Salina River will not provide useful screening. The chain-link fence requiring screening is located against a berm and landscaping will be difficult to maintain. SECTION 4. CEQA. The project is exempt from the California Environmental Quality Act (CEQA), under Categorical Exemption § 15304, Class 4; Minor Land Alterations. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on July 18, 2023, resolved to approve a Conditional Use Permit to allow for an outdoor recreational vehicle storage yard (USE21-0107) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Site Pan 3. EXHIBIT C: Preliminary Grading and Drainage Plan 4. EXHIBIT D: Landscape Plan (as modified) 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: Heath, Hughes, Schmidt, van den Eikhof (4) NOES: Anderson, Carranza, Keen (3) ABSTAIN: None (0) ABSENT: None (0) ADOPTED: July 18, 2023 CITY OF ATASCADERO . C st Jeff en Eikhof Planning Commission Chairpe �Sn Atte�� 1 Phil Dunsmore Planning Commission Secretary �XHIBIT A: Conditions of Approval USE21-0107 Conditions of Approval Timing Responsibility /Monitoring Conditional Use Permit BL: Business License PS: Planning Services Outdoor Recreational Vehicle Storage GP: Grading Permit BP: Building Permit BS: Building Services FD: Fire Department 6805 Sycamore Road Fl: Final TO: Temporary tion artment CD:CtyEn9neer Occupancy WW: Wastewater FO: Final Occupancy CA: CityAttomey 1. This Conditional Use Permit shall be for an outdoor recreational vehicle storage Ongoing PS yard as described in attached Exhibits, located at 6805 Sycamore Road (APN 028-121-001), 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. This use permit shall be valid for this site regardless of owner. If the storage land Ongoing PS use ceases for more than 6 months following initial occupancy or if the City verifies that the use is not in compliance with Use Permit conditions, the use permit shall be revoked and shall be subject to the review and approval of a new use permit, subject to zoning and General Plan compliance at the time of revocation. 6. 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 7. The Conditional Use Permit shall allow an outdoor recreational vehicle storage Ongoing PS yard as shown in Exhibit B. 8. All landscaping, fencing and site improvements shall be maintained in good order. Ongoing PS Any dead or non-performing landscape items shall be replaced within 30 days. Any damaged fencing, lighting, or site improvements shall be replaced immediately. 9. No changes to fencing, landscaping, or site improvements may be installed Ongoing PS without prior approval by the City. 10. No cargo containers, inoperable vehicles, inoperable boats or inoperable RV's Ongoing PS shall be stored on-site. Only currently registered, operable vehicles or RV's may be stored on-site. 11. No storage of vehicles in any location other than in the designated on-site parking Ongoing PS areas as identified in the site plan approved by Planning Commission may be stored on any portion of the site. 12. No other land use shall be allowed in conjunction with the RV storage unless Ongoing PS specifically approved by the City. 13. No washing of vehicles, RV's or Boats or other equipment may occur on-site. Ongoing PS 14. No dumping of RV waste or water tanks may occur on site at any time. Ongoing PS 15. No storage, paving, stockpiling, grading, or use of the site shall be allowed within Ongoing PS / BS 30 feet of the top of the bank of the Salinas River. 16. The realignment of the De Anza Trail shall be consistent with what is shown in BPI FI PS Exhibit B. The trail shall be completed and fully landscaped per the approved landscape plan. Any modifications must be approved by the Community Development Director. Generally, taller vegetation shall be focused between the RV storage lot and the realigned De Anza Trail. Shorter species shall be planted between the De Anza Trail and Sycamore Road to avoid the trail from becoming a hidden corridor 17. The existing chain link fence adjacent to Sycamore Road and the realigned De FI PS Anza Trail shall be replaced with a split rail or pipe rail fence with a maximum height of 4 feet tall. Fence shall be installed prior to requesting a Planning Final. 18. All new fencing chain link fencing, other than fencing along the Salina River, shall FI PS be vinyl coated with a dark neutral color. The maximum fence height shall not exceed 6 feet. However, the addition of barbed wire, (NOT Constantine wire) may be added to the top of interior fences along the RV storage lot. Fencing shall be installed prior to requesting a Final Planning Inspection. 19. Existing chain link fencing along Sycamore Road may be repurposed to be used FI PS as fencing adjacent to the Salinas River. 20. The applicant shall submit a landscape and irrigation plan, completed by a BP/FI PS qualified professional, with their construction documents. The landscape plan shall be consistent with what is shown inf Exhibit D with additional landscaping focused on the following areas: _Along the De Anza Trail realignment _ In front of the existing construction yard, adjacent to Sycamore Road Landscaping and irrigation shall be installed prior to requesting a Planning Final Inspection. 21. Ensure that the De Anza Trail realignment is built out to meet equestrian trail FI PS standards. 22. Maximum height of new light poles shall not be taller than 16 feet for each light BP/ FI PS pole. The lights shall be set to dim low level light until motion is detected. 23. A photometric light study shall be submitted with the building permits for the BP/FI Phase 2 addition and shall consider all new lights proposed and all existing lights proposed to be retained. The lighting plan shall not include any lights that cause a light in excess of .01 footcandles on adjacent properties. Planning Services staff shall conduct a night-time inspection of lights before the building permits may be finaled. 24. The Use Permit shall be subject to additional review upon receipt of operational Ongoing PS complaints. Additional mitigation may be warranted upon verification of recurring noise oroperational disturbances that impact residential properties. 25. Archaeological monitoring is required with all ground disturbing activities. The BPI FI PS applicant will be required to provide a signed contract with a certified archaeologist prior to building permit issuance. The archaeologist is required to provide a letter to the City prior to Planning Department Final stating that all recommended procedures were completed. 26. The applicant shall hire a qualified biologist to provide a nesting bird survey and BP PS survey for special status species within 3 month of construction commencement. This survey shall include a survey for Eagle nests within 1 mile of the project site. The applicant shall follow all recommendations of the qualified biologist and shall obtain all permits from the Department of Fish and Wildlife as necessary. Public Works I 27. At Building permit submittal, provide updated Stormwater Control Plan (and reflect on Grading Plans) indicating the areas outside of the drive aisles will not be compacted >85% compaction to allow infiltration to meet Post Construction requirement #1 to reduce impervious surface as far as practicable. BP PW 28. Parking spaces are noted to be native material and are susceptible to pollutant BP/ PW discharge from vehicles. At time of building permit submittal, on the plans and Ongoing with supplemental documents, provide drip pans and spill kits for leaks or other spills, similar to what would be found in a municipal yard. (Reference industrial or municipal stormwater requirements for construction or corporation yard spill prevention.) A disposal station with spill kit supplies and covered cans for soiled materials shall be located on the site for individuals using the facility and maintained by the company who leases the land and runs the business. A contact phone number shall be made available to call if a facility user/customer has a spill. Provide copy of a Spill Response Plan to City for review and approval. This plan must be in place to provide a procedure for cleaning up major spills, including sewage or gray water leaks, in a timely manner with contact information for those who would be responsible parties. 7 y a O E H l0 C a L W I F� Y. I I re i' of aair :d °p4 a; s jjj � g i 5 "�►lyi. ` r 66JJ � t- b ki 11. t Ie I