HomeMy WebLinkAboutPC Resolution 2024-0006PC RESOLUTION 2024-0006
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT (USE24-0019) TO ALLOW THE
REMODEL OF THE CARLTON HOTEL TO ADD ELEVEN
ADDITIONAL GUEST ROOMS ON THE GROUND FLOOR AND THE
2ND FLOOR, AND A PARKING MODIFICATION AT APN 029-342-023
6005 El Camino Real
Capricorn Property Group, The Carlton Hotel
WHEREAS, an application has been received from Capricorn Property Group, Applicant
and Owner, to consider a Conditional Use Permit (USE24-0019) to allow for the remodel of The
Carlton Hotel to add eleven additional guest rooms on the ground floor and the second floor and
parking modification at 6005 El Camino Real; and
WHEREAS, the site's General Plan Designation is Downtown (D); and
WHEREAS, the site's Zoning is Downtown Commercial (DC); 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 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 Conditional Use Permit.
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations, and recommendations with
respect to the proposed Conditional Use Permit and Parking Modification:
SECTION 1. Recitals. The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, in a regular
session assembled on March 19, 2024, considered testimony and reports from staff, the applicants,
and the public.
SECTION 3. CEQA. The proposed project is Categorically Exempt (Class 3) from the provisions
of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
"CEQA") and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.)
CEQA pursuant to CEQA Guidelines Section 15303, because the project is limited to the partial
conversion of the existing hotel floor area from one ancillary use to another, where only minor
modifications are made to the exterior of the structure, the site is zoned for such use, and all
necessary public services and facilities are available and the surrounding area is not
environmentally sensitive.
'SECTION 4. Findims. The Planning Commission makes the following findings and
determinations:
1. The proposed use is consistent with the General Plan.
Fact: Hotels are consistent with the Downtown land use designation of the General
Plan. Land Use and the Downtown Revitalization Plan and the Downtown Design
Guidelines. The subject property is 0.45 acres, and the existing and proposed Hotel
renovation maintains the pedestrian -oriented business character envisioned by the
General Plan and consistent with General Plan policies related to the Downtown
designation.
2. The proposed project satisfies all applicable provisions of the Title (Zoning Ordinance).
Fact: The project as conditioned satisfies the provisions of the Atascadero Municipal
Code. AMC 9-3.330 and Table 3-2 of the Zoning Ordinance identify the uses of land
allowed in each nonresidential zoning district and the applicable planning permit
required to establish each use. Hotels/Motels are uses that require a Conditional Use
Permit to establish the use. The project complies with all Municipal Code requirements.
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.
Fact: The proposed use is not detrimental to the health, safety, or welfare of the public
or persons residing or working in the neighborhood of the use, or detrimental or
injurious to property or improvements in the vicinity of the use. The project proposes
a remodel of the interior and exterior of the existing hotel structure to address changes
in the hospitality industry.
4. That the proposed project will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development.
Fact: The Carlton Hotel was established in 1929 and has consistently provided
restaurant, retail, and hotel uses over the past 96 years. The proposed uses and remodel
will be compatible and consistent with the historic and evolving character of the
immediate downtown neighborhood.
5. That the proposed 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 will result in a minor expansion of the established hotel
use. No significant additional traffic will be generated because of this remodel.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted
by ordinance or resolution of the City Council.
Fact: The proposed project is consistent with all applicable Downtown development
policies adopted by ordinance or resolution of the City Council.
7. The characteristics of a use or its immediate vicinity do not necessitate the number of
parking spaces, type of design, or improvements required by this title.
Fact: The parking spaces identified for hotel use are directly adjacent to the project site
and a pedestrian crosswalk links the parking stalls to the hotel site. The off-site parking
has been secured through a long-term lease agreement.
8. The reduced parking will be adequate to accommodate on the site all parking needs
generated by the use.
Fact: The applicant team has provided statements based on their experience that the
parking proposed is adequate to meet the needs of staff and guests based on standard
occupancy rates.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on March 19, 2024, resolved to approve Conditional Use Permit Use USE24-
0019, subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Site Plan/Floorplan
EXHIBIT C: Elevations — Design Option "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:
NOES:
ABSENT:
ABSTAINED:
ADOPTED:
Anderson, Carranza, Heath, Hughes, Schmidt, van den Eikhof, Keen
None
None
None
March 19, 2024
(7)
(0)
(0)
(0)
CITY O ASCADERO, CA
Tori een, Planning Commission Chairperson
ATTEST:
Phil Dunsmore, Planning Commission Secretary
Exhibit A: Conditions of Approval
USE 24-0019
Conditions of Approval
Timing
Responsibility
/Monitoring
6005 El Camino Real
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fin; Department
USE 24-0019
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA City Attorney
Planning Services Conditions
1. This Conditional Use Permit shall allow for the remodel of The Carlton Ongoing PS
Hotel to add nine additional guest rooms on the ground floor, two
additional guest rooms on the second floor, changes to the
elevations/building frontage, and a parking reduction to allow the hotel
to operate with a total of 25 off-site parking spaces, at 6005 EI Camino
Real, APN 029-342-023, as described in the attached Exhibits.
2. The approval of this use permit shall become final and effective for the Ongoing PS
purposes of issuing building permits fourteen (14) days following the
Planning Commission approval unless an appeal to the decision is filed
as set forth in Section 9-1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the authority to BP PS, BS
approve the following minor changes to the project that (1) modify the
site plan project by less than 10%, and/or (2) result in a superior site
design or appearance.
4. Approval of this Conditional Use Permit shall be valid for twenty-four BP PS
(24) months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the project has
received a building permit or a time extension has been granted.
5. The 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.
6. Before issuance of a building permit, the applicant shall submit to the BP PS, BS
Community Development Department proof of a current parking
agreement for the parking lot at the comer of Traffic Way and EI
Camino Real to ensure the availability of the required parking spaces
for the life of the project.
The applicant shall provide a parking management plan approved by
the city which designates available parking spaces and process for
amendment and remedy should hotel parking within public spaces
create a concern in the future.
7. Colors and materials must match those depicted in the submitted Ongoing PS
elevations.
8. New wall signs shall be individual letters, designed to match or
complement existing signage. All signage shall be required to comply
with all applicable Atascadero Municipal Code standards at the time of Ongoing PS, BS
building permit submittal. The "Carlton Hotel' roof -mounted historic sign
and the "The Carlton" projecting wall sign shall remain. Restoration of
the existing projecting sign with an alternative light source
Conditions of Approval Timing
Responsibility
/Monitoring
6005 EI Camino Real
PS: Planning Services
BL: Business License
BS: Building Sendces
GP: Grading Permit
FD: Fire Deparlmerd
USE 240019 BP: Building Pent
PD: Police Depar went
FI: Finallnspecton
CE: City Engineer
TO:Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA CityAttomey
technology shall be consistent with the historic context and neon sign
appearance.
9. Existing and new storefront frames/trims shall be painted to match or
Ongoing
PS
complement one another.
10. The applicant shall work with staff to design a brow line along the Traffic
Way frontage to create design symmetry if the final design necessitates
Ongoing PS, PB, CE
the removal of awnings. All remaining awnings on the building shall be
replaced and/or repaired when damaged.
11. The conceptual Parklet is not part of the approved project.
Ongoing
PS, PB, CE,
FD
12. Any plant material included in the green wall design shall be reviewed
and approved by the Community Development Department. The green
wall shall be irrigated with a self -watering system. Plant materials shall
be maintained in perpetuity and any damaged, non -thriving, or dead
Ongoing
PS
plants shall be replaced within 30 days. If maintaining the green wall
poses a problem in the future, the applicant shall work with staff on
alternatives should they be required.
13. The applicant shall work with staff on the design of the glass block walls
to make sure there is a process in place to facilitate a seasonal canvas
or rotating exhibition of art along the Traffic Way frontage. Any art shall
Ongoing
PS
be non-commercial and shall be required to gain approval through the
City's non-commercial mural approval process.
a
O
0
�O
00
a
c
w
c
CL
Q
cu
c
ab
0
co
co
to
0
Q
c
0
w
0
c
a�
O
U
ti
G
O
s
z