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HomeMy WebLinkAboutPC Resolution 2024-0013PC RESOLUTION 2024-0013 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AMENDMENTS TO THE GRAND OAKS PROJECT MASTER PLAN OF DEVELOPMENT AND PD OVERLAY ZONE #27 (AMND24-0045) TO ENLARGE THE COMMON OPEN SPACE AND AMENITY PLAN, DELETE UNIT 14, AND ADD 2 RESIDENTIAL UNITS ABOVE THE COMMUNITY BUILDING APN 029-274-0149 029-274-031, 029-274-032 GRAND OAKS PASEO CAL COASTAL HOLDINGS (AMND24-0045) WHEREAS, an application has been received from Cal Coastal Holdings, LLC, (Applicant/ Owner), 242 El Dorado Way, Pismo Beach, CA 93449, (AMND24-0045) to consider an Amendment to the Master Plan of Development (Resolution 2019-082) and PD overlay text to eliminate a cottage unit on Lot 14, eliminate the carport, and add two residential units to the second floor of the community building; and WHEREAS, the site has a General Plan Designation of High Density Residential (HDR) and General Commercial (GC); and WHEREAS, the site is in the Residential Multi -Family 24 (RMF -24) zoning district and Commercial Retail (CR) with a Planned Development Overlay Zone (PD27); and WHEREAS, A Master Plan of Development was approved by the City Council consistent with the PD overlay standards on November 12, 2019 (Resolution 2019-082); 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 Amendment 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 Amendments; and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearings. The Planning Commission held a duly noticed public hearing to consider the amendment application on June 18, 2024 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. CEQA. The proposed modifications are consistent with the previously certified Mitigated Negative Declaration (EDN2005-0063). SECTION 4. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals. I. The Planning Commission finds as follows: 1. The proposed project is consistent with the General Plan; and Fact: The proposed amendments are consistent with the General Plan. The project site is designated General Commercial and High -Density Multi -Family and was approved as a custom -small lot subdivision with shared amenity space and a mixed-use component along the project frontage, consistent with the General Plan goals and policies. The proposed amendments do not change the overall use or character of the project. 2. The proposed projector use satisfies all applicable provisions of the Zoning Ordinance; and Fact: The project was approved as part of a master planned residential and live -work project and a custom Planned Development Overlay zoning district was approved for the project to allow for the small -lot subdivision and flexibility in zoning standards. Findings were made at the time of project approval that the project satisfied all additional findings to qualify for the Planned development Overlay zone. The proposed amendments do not change the overall use or character of the project. 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; and Fact: The amendment will not change the use or character of the project and will not be detrimental to the health, safety, or welfare of the general public or residents within the project . 4. The proposed projector use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and Fact: The proposed amendments are consistent with the character of the neighborhood and are consistent with uses previously approved on the site. 5. 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; and Fact: The proposed amendments will not generate a substantial increase in traffic. The 2 additional proposed residential units will generate an insubstantial increase in the volume of traffic. 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact: As conditioned, the projects meets all City and State development standards. City council policy requires special findings to be made to approve a Planned Development Overlay Zone, which include high quality landscape design. The proposed amendments enhance the community amenity and are consistent with required findings. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 18, 2024, resolves to approve an Amendment to the Grand Oaks Paseo Master Plan of Development and corresponding Planned Development Overlay Zone Text (AMND24-0045), subject to the following: EXHIBIT A: PD Overlay 27 text amendments EXHIBIT B: Conditions of Approval EXHIBIT C: Amended project plan components On motion by Commissioner Hughes, and seconded by Commissioner Anderson, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Heath, Hughes, Schmidt, Keen NOES: None ABSTAIN: None ABSENT: Carranza, van den Eikhof ADOPTED: June 18, 2024 Tori Attest: Phil Dunsmore Planning Commission Secretary (5) (0) (0) (2) ATASCADERO.CA Commission Chairperson EXHIBIT A: PD 27 Overlay Text Amendments AMN D24-0045 § 9-3.672 Establishment of Planned Development Overlay Zone No. 27: (PD27). Planned Development Overlay Zone No. 27 is established as shown on the Official Zoning Maps (Section 9-1.102). A Planned Development Overlay Zone No. 27 is established on parcel APN 029- 271-001 with a combined gross acreage of 1.71 acres. The maximum residential density within the planned development shall not exceed 36 31 residential units. The development standards contained within the master plan of development doetimen , as conditioned, shall be applied to all future development within the project area, and as follows: (All site development shall require the approval of a master plan of development. All construction and development shall conform to the approved master plan of development, as conditioned. (The Vesting Tentative Tract Map (TR 3141) and any subsequent amendments for the site shall be consistent with the approved master plan of development. All construction and development shall conform to the approved master plan of development, as conditioned. (cyNo subsequent tentative parcel or tract map shall be approved unless found to be consistent with the approved master plan of development. (.The commercial area, residential dwelling units, landscaping, walls and fencing shall be subject to review under the City's Appearance Review requirements consistent with the approved master plan of development. (e) Building setbacks, lot sizes, landscape area, and lot coverage shall be as identified within the approved master plan of development. (f) -All landscaping shown on the approved landscape plan will be installed by the developer and shall be maintained as approved. WYAll utilities, including electric, telephone and cable, along the frontage of, and within the PD and along the project frontages shall be installed and/or relocated underground. (aThe property will retain the Commercial Retail zoning district designation. The following allowable uses are proposed for this district within the PD -27 overlay zone for the live/work spaces and community building: M 25 Temporary or seasonal sales; 36 Financial services; 4- Offices; Temporary offices; (WPersonal services; 74-1- Membership organizations; 8� Business support services, where all areas of use are located within a building; ("113Libraries and museums; 104 _Temporary events; (1 jTasting room; (1,26) -Artisan foods and products; (137)DayCare - Small family day care (1_4$) -Research and development; 159 Printing and publishing. (The conditional uses will be as follows: (UPublic assembly and entertainment; (UMicrobrewery/brewpub; (3)_Schools—business and vocational; WSchools; UNo open parking spaces shall be reserved for any commercial or residential tenant with the exception of the tandem spaces. KThe common lot shall be maintained as a common use parcel for all residential tenants. No fencing or other barrier shall be constructed which hinders pedestrian access to each residential lot or which limits the ability for a residential owner to provide basic utility services to their property. UAll trees shown to be protected on the approved master plan of development shall be maintained. Any future tree removal shall require approval per the requirements set forth in the Atascadero Native Tree Ordinance. EXHIBIT B: Conditions of Approval AM N D24-0045 Conditions of Approval Timing Responsibility /Monitoring Grand Oaks Paseo BL: Business License PS: Planning Services Common Area Amendments FM: Final Map GP: Grading Permit BS: Building Services FD: Fire Department AM N 0240045 eirrit FP FinalIns P: Building Ppe*n PD: Police Department CE: City Engineer TO: Temporary Occupancy F0: Final Occupancy WW: Wastewater CA City Attorney Planning Services 1. City Council Resolution 2019-082 and all associated entitlements shall be Ongoing PS amended to eliminate the cottage unit on Lot 14, eliminate the carport structure, and add two unit to the second floor of the community building, as depicted in the attached exhibits and as subject to the conditions listed herein. All previous conditions approved as part of DEV19-0049 shall remain in effect unless specifically amended this amendment. The project site is known as the Grand Oaks Paseo project and this approval shall be in effect regardless of owner. 2. The approval of these entitlements shall become final and effective for the Ongoing PS purposes of issuing building permits the day after the final hearing. 3. The Community Development Department shall have the authority to approve Ongoing PS minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the entitlements. 4. The applicant shall defend, indemnify, and hold harmless the City of Atascadero Ongoing PS 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 these entitlements. 5. Prior to permit issuance of improvements to the central community area, Lot Ongoing PS 14 shall be merged into the adjacent common are lot and shall be provided as a common amenity space owned by the Owner's Association, consistent with EXHIBIT B, and as follows: Central Open Space area improvements shall include: • A shade pergola above the fire pit and lounge seating area • A minimum of 2 natural gas or propane fire pit tables • A minimum of 3 outdoor dining tables • A BBQ and outdoor counter area • Lounge seating within the upper and lower patio space • Mulch and irrigation installed around the existing oak tree, under the supervision of a consulting arborist and a minimum of 3 informal seating areas. 6. Prior to issuance of permits for the common central amenity area, a bond shall be submitted and accepted by the city in an amount deemed necessary to construct all proposed improvements. Common central space amenities shall be permitted as needed, installed and finaled within 3 months of final Council action. 7. An updated phasing plan shall be approved prior to any further permit application or issuance and prior to granting final occupancy for any residential unit. Conditions of Approval Timing Responsibility /Monitoring Grand Oaks Paseo BL: Business License PS: Planning Services FM: Final Map BS: Building Services Common Area Amendments GP: Grading Permit FD: FireDepar6nent AMND24-0045 ernrit FI Final InspectionP: Building P PD: Police Departnent CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA. City Attorney 8. The bike storage building shall be reduced in height to a maximum of 20-feet high and a minimum of 12-feet high, and shall comply with the following parameters: • Bicycle parking/storage must provide a minimum of one 110-volt electrical outlet and an additional outlet per ten bicycle parking spaces for charging electric bicycles. • Bicycle parking/storage racks must be designed to allow the user to lock the bicycle to the rack and keep at least one bicycle wheel on the ground or provide a means for the user to roll the bicycle onto a rack and lift it up to a second level. 9. Colors and materials for the community building shall be as depicted in EXHIBIT B. Modifications that are similar in nature and texture may be approved by the Community Development Director, and as follows: is All storefronts and windows shall be black trim, consistent with the adjacent live -work building. EXHIBIT B: Amended Project Plan Components AM N D24-0045 W Shade structure on upper patio Itio Ig NORTH ELEVATION xI.C. I., - I - HEIGHT IS BEING MEASDREDFROMOTHE RAD LOWEST GE WITHIN T OF THE MDIHG.