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HomeMy WebLinkAboutPC_2025-05-06_AgendaPacket CITY OF ATASCADERO PLANNING COMMISSION HOW TO OBSERVE THE MEETING: Interested individuals may attend the meeting in-person at Atascadero City Hall. To observe remotely, the meeting may be livestreamed on Zoom. The video recording of the meeting will be available through the City’s website and on the City’s YouTube Channel. To observe remotely using the Zoom platform please visit: https://us02web.zoom.us/j/83250238111 HOW TO SUBMIT PUBLIC COMMENT: Public comment may be provided in-person. Written public comments are accepted at pc-comments@atascadero.org . Comments should identify the Agenda Item Number in the subject line of the email. Such comments will be forwarded to the Planning Commission and made a part of the administrative record. To ensure distribution to the Planning Commission before consideration of an item, please submit comments not later than 12:00 p.m. the day of the meeting. All correspondence will be distributed to the Planning Commission, posted on the City’s website, and be made part of the official public record of the meeting. Please note, comments will not be read into the record. Please be aware that communications sent to the Planning Commission are public records and are subject to disclosure pursuant to the California Public Records Act and Brown Act unless exempt from disclosure under applicable law. Communications will not be edited for redactions and will be printed/posted as submitted. AMERICANS WITH DISABILITIES ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org/agendas. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either read into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Community Development Department. All documents are available for public inspection by appointment during City Hall business hours. t:\~ planning commission\pc agendas\pc 2024\24 pc meeting cover page.docx Updated 10/24/24 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. CITY OF ATASCADERO PLANNING COMMISSION AGENDA REGULAR MEETING Tuesday, May 6, 2025 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, 4th Floor Atascadero, California 93422 CALL TO ORDER Pledge of Allegiance ROLL CALL: Chairperson Tori Keen Vice Chairperson Jason Anderson Commissioner Victoria Carranza Commissioner Catherine David Commissioner Greg Heath Commissioner Maggie O’Malley Commissioner Eric Pennachio APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda.) CONSENT CALENDAR (All items on the consent calendar are considered to be routine and non-controversial by City staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions.) 1. APPROVAL OF THE DRAFT MINUTES OF APRIL 1, 2025 • Recommendation: Commission approve the April 1, 2025 Minutes. City of Atascadero Planning Commission Agenda Regular Meeting May 6, 2025 Page 2 of 3 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. PLANNING COMMISSION BUSINESS COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s). DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits and Planned Development Permits. This does not d isqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. 2. CONDITIONAL USE PERMIT AND TENTATIVE TRACT MAP AT 4615 EL CAMINO REAL The project is a request to consider a Conditional Use Permit (CUP) and Tentative Tract Map (TTM) for a new 16-unit mixed-use condominium project on APN 029-262- 017. (USE24-0088/SBDV25-0035) CEQA: This project is exempt from the California Environmental Quality Act (CEQA) under Categorical Exemption §15332, Class 32; in-fill development projects. • Recommendation: Staff’s recommendation is for the Planning Commission to adopt the Draft Resolution approving a Conditional Use Permit (USE24-0088) to allow a mixed-use development with a parking modification, and Tentative Tract Map 3251 (SBDV25-0035) for an airspace subdivision to create 16 residential and one commercial airspace condominiums on a shar ed common lot, based on findings and subject to conditions of approval. COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be on May 20, 2025, at City Hall, Council Chambers, 6500 Palma Ave., Atascadero, CA. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to, this public hearing. City of Atascadero Planning Commission Agenda Regular Meeting May 6, 2025 Page 3 of 3 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the of fice of the Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and a vailable for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the Commission to approach the lectern and be recognized. 1. Give your name for the record (not required). 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for Public Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at (805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Recording Secretary before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Commission. HOW TO SUBMIT PUBLIC COMMENT: If you wish to comment, please email public comments to: pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item Number in the subject line of the email. The comments will be forwarded to the Planning Commission and made a part of the administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will still be included as a part of the administrative record of the meeting but will be forwarded to the Planning Commission the next business day. Please note, email comments will not be read into the record. AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either read into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Com munity Development Department. All documents are available for public inspection during City Hall business hours by appointment. Item 1 PC Draft Minutes of 4/1/2025 Page 1 of 3 stat CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, April 1, 2025 – 6:00 P.M. City Hall 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:00 p.m. Chairperson Keen called the meeting to order at 6:02 p.m. and Commissioner O’Malley led the Pledge of Allegiance. ROLL CALL Present: Vice Chairperson Anderson, Commissioners Carranza, David, Heath, O’Malley, Pennachio, and Chairperson Keen Absent: None Vacant: None Others Present: Annette Manier, Recording Secretary Taylor Foland, Assistant City Attorney Erick Gomez, Associate Planner Will Daniels, Assistant Planner Staff Present: Phil Dunsmore, Community Development Director Kelly Gleason, Planning Manager APPROVAL OF AGENDA MOTION: By Commissioner Heath and seconded by Vice Chairperson Anderson to approve the Minutes Agenda. Motion passed 7:0 by a roll-call vote. PUBLIC COMMENT None. Chairperson Keen closed the Public Comment period. 1 Item 1 PC Draft Minutes of 4/1/2025 Page 2 of 3 CONSENT CALENDAR 1. APPROVAL OF THE DRAFT MINUTES OF MARCH 4, 2025 • Recommendation: Commission approve the March 4, 2025 Minutes. MOTION: By Vice Chairperson Anderson and seconded by Commissioner O’Malley to approve the Consent Calendar. Motion passed 7:0 by a roll-call vote. PLANNING COMMISSION BUSINESS Chairperson Keen asked Director Dunsmore about the status of the DRC, and Director Dunsmore stated that we have not had a meeting yet , but as soon as we have one scheduled, we will let the new members know. PUBLIC COMMENT Chairperson Keen reopened public comment. Chairperson Keen asked for an update on a letter the Commission received at the last meeting regarding Oak Ridge Estates. Director Dunsmore stated that he will provide additional information at the end of this meeting. Chairperson Keen closed the Public Comment period. COMMUNITY DEVELOPMENT STAFF REPORTS Director Dunsmore provided a presentation on the General Plan Update project. Director Dunsmore stated that we are starting the EIR and that process will take the most amount of time. Chairperson Keen recessed the meeting at 6:38 p.m. for a break. Chairperson Keen reconvened the meeting at 6:43 p.m. with all present. Staff answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke: Dave Garibay and David Athey. Chairperson Keen closed the Public Comment period. Staff answered questions raised during public comment. 2 Item 1 PC Draft Minutes of 4/1/2025 Page 3 of 3 COMMISSIONER COMMENTS AND REPORTS Chairperson Keen asked Director Dunsmore to provide an update on the grading at Oakridge Estates, and Director Dunsmore provided an update on this issue. Commissioner Pennachio asked a question about landslides on private property. Director Dunsmore said that it depends on where the slide happens, but the City must provide approval prior to work commencing. DIRECTOR’S REPORT Director Dunsmore announced that the City will provide Brown Act training, and came up with tentative dates of April 23rd, April 29th, or April 30th. Once the date is set, the Commission will be notified. Director Dunsmore stated that there are no items scheduled for the next meeting, so that meeting may be cancelled. Director Dunsmore gave updates on the downtown paving project, Valley Fresh, Barrel Creek, the UCLA Health/Oncology building at Del Rio, and Strategic Planning. ADJOURNMENT – 7:51 p.m. The next regular meeting of the Planning Commission will be held on April 15, 2025, but currently there are no items scheduled for that date, so it may be cancelled . MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant Adopted 3 CITY OF ATASCADERO PLANNING COMMISSION STAFF REPORT Item 2 Department: Community Development Date: 5/6/25 Placement: Public Hearing TO: PHIL DUNSMORE, COMMUNITY DEVELOPMENT DIRECTOR FROM: KELLY GLEASON, PLANNING MANAGER PREPARED BY: SAM MOUNTAIN, ASSISTANT PLANNER SUBJECT: 4615 El Camino Real Mixed-Use RECOMMENDATION: Planning Commission adopt Draft Resolution approving a Conditional Use Permit (USE24-0088) to allow a mixed-use development with a shared peak-hour parking modification, and Tentative Tract Map 3251 (SBDV25-0035) for an airspace subdivision to create 16 residential and one commercial airspace condominiums on a shared common lot, based on findings and subject to conditions of approval. DISCUSSION: Daniel Ribas, the applicant and property owner, proposes a 3-story mixed-use development with a 1,544 SF ground floor commercial tenant space and 16 upper story dwelling units on a vacant 0.48-ac site located at 4615 El Camino Real. A Tentative Tract Map is proposed to subdivide the project into condominium units for individual sale. ANALYSIS: The subject site is zoned Commercial Professional (CP), which allows for mixed-use development with approval of a use permit. The project has an allowed base density of 12 units. The applicant is proposing to utilize the State’s density bonus law to achieve a maximum of 16 units in exchange for providing one very-low-income unit OR 2 low-income units. A number of waivers and concessions are being requested consistent with State law. The project will be required to annex into the City’s Community Facilities District. SITE DESIGN AND LANDSCAPING The project site is approximately one-half acre and fronts El Camino Real. The El Camino Real frontage is narrow, though the rear of the site widens to accommodate greater site development area. The site slopes up from El Camino Real and levels off toward the rear. Based on the site shape and limited frontage, the applicant proposes a narrow building along the southern property 4 5/6/2025 | Item 2 | Staff Report line with an adjacent accessway. The accessway will serve the proposed development as well as a commercial building on the adjacent site. Adjacent properties on El Camino Real are zoned CP (Commercial Professional), while three single-family properties abut the project site towards the rear. The Municipal Code requires that multi-family buildings be set back a minimum of ten feet from any property line abutting a property with single-family zoning. As proposed, the project meets this requirement for all but the rear 65 feet of the southeastern property line (on the bottom of the below site plan). Based on the narrowness of the site and the provision of affordable units under the State’s density bonus program, a waiver is requested to reduce this setback to five feet in order to achieve the allowed density on the site. Proposed Site Plan Retaining walls up to 9’-6” tall are proposed along the driveway and rear property line facing the project site to accommodate site access and parking. The Municipal Code currently limits wall heights to eight feet maximum unless terraced. The applicants are requesting a waiver to allow taller walls based on site topography and frontage constraints. The walls face the interior of the site and will not visually impact adjacent properties. A condition has been added requiring that these walls be constructed of natural dark color textured block or similar material and that they be finished with decorative caps. The ground floor contains a commercial tenant space totaling 1,544 SF as well as circulation and storage. Residential units are located on upper floors with units at grade toward the rear of the site due to the site’s sloped topography. Trash bins are located internal to the building and will be shared among residents and the commercial tenants. Amenity spaces are provided using a combination of shared common spaces and private balconies. An approximately 1,500 SF shared courtyard is proposed between the main building and parking lot, with landscaping, benches, and a barbecue area. A 700 SF rooftop deck with a 5 5/6/2025 | Item 2 | Staff Report trellis and string lights provides a secondary gathering space for residents. All residential units are provided with private balconies however, some balconies are not deep enough to qualify as private open space per the City’s multi-family standards. The applicant team is requesting a waiver to reduce the overall open space requirement. Drought-tolerant landscaping is provided throughout the site with shade trees adjacent to the parking areas. Setback areas are landscaped per Municipal Code requirements. A condition has been added to ensure all State and local drought-tolerant landscaping requirements are met prior to building permit issuance. The applicant team is requesting a concession from street tree planting requirements due to the constrained frontage as it would be infeasible to set the building back further without reducing density. PARKING A total of 23 spaces are provided on site. Per State Density Bonus Law, the project is required to provide 19.5 parking spaces for the residential units, in addition to 3.1 spaces for the commercial space required by the Atascadero Municipal Code. The parking lot will be shared with an adjacent commercial building at 4605 El Camino Real, which requires 4 spaces. Based on the mix of uses, the applicant is requesting a shared peak-hour parking reduction in accordance with the Atascadero Municipal Code. The project site has a smaller commercial tenant space and on-street parking is available. At least one space per residential unit is provided and a condition is included to limit the reservation of parking spaces to tandem spaces only. Findings to support the parking reduction are included in the attached resolution. ARCHITECTURE AND DESIGN The project utilizes a contemporary design theme with contrasting colors and materials to create visual interest. Exterior walls include brick, stucco, and standing seam metal siding. Massing breaks are incorporated along the length of the building with balconies and recessed wall planes. A roof deck provides a vertical break and reduced height along the elevation facing El Camino Real. Variation in roof height and details like high-quality window trim, decorative panels, and parapet caps generate architectural interest. All objective multi-family building design standards have been met. A condition has been added to ensure implementation of design requirements through the construction process. East elevation, with El Camino Real to the left. 6 5/6/2025 | Item 2 | Staff Report CONCESSIONS AND WAIVERS State Density Bonus Law requires the City to incentivize affordable units by providing one or more “concessions,” or exemptions to development standards, to each qualifying Density Bonus project. The applicant may additionally request waivers for any development standards that preclude the construction of the project at the density allowed. The City cannot deny a request for a waiver unless specific findings can be made, and the burden of proof is on the City to corroborate those findings. While mixed-Use projects are subject to the local objective design standards, concessions and waivers can be requested when affordable units are provided in accordance with the State’s Density Bonus law. The applicant is requesting a number of concessions and waivers to design standards related to site design and setbacks to maintain project density and adequate access and parking on-site. Based on the number and income limit of affordable units, the project is eligible for one (1) concession. There is no limit to the number of waivers that can be requested. The following concession and waivers are being requested: Concession or Waiver Development Standard AMC Section Justification Concession Exemption from street tree requirements. 9-4.125(a) Trees installed to AMC standards would require a substantial front setback that would reduce the number of feasible units. Waiver Increase in retaining wall and combined wall / fence height limit. 9-4.128(c)(1)(iv) 9-4.128(c)(4) The grading proposed to accommodate the site’s slope necessitates tall retaining walls at the rear of the site and along the driveway. Terracing walls would reduce the building footprint and, thus density. Waiver Reduction in setback to abutting single-family uses. 9-4.130(j) A 10ft setback would reduce the width of the building towards the rear of the property, reducing unit potential. Waiver Reduction in common open space requirements. 9-3.262(c)(1)(iii) There is no feasible method to add additional open space to the project without reducing its density. CONCLUSION: • The applicants propose a mixed-use infill development at 4615 El Camino Real with 16 residential units and a 1,544 square-foot commercial space. • The project provides deed restricted affordable units in exchange for density bonus units, a concession, and waivers from development standards, consistent with State law. • The project complies with all City Objective Design Standards for Mixed Use Development, with the exception of those waivers and concessions requested under State law. ENVIRONMENTAL DETERMINATION: The project qualifies for a Class 32 Exemption from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines 7 5/6/2025 | Item 2 | Staff Report (Title 14 California Code of Regulations §§ 15000, et seq.) Section 15332, because it meets all required conditions to be considered in-fill development. ALTERNATIVES: 1. The Planning Commission may include modifications to the project and/or conditions of approval for the project. Any proposed modifications including conditions of approval, should be clearly re-stated in any vote on any of the attached resolutions. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required. A motion, and approval of that motion, is required to continue the item to a future date. 3. The Planning Commission may deny the project. The Commission must specify what findings cannot be made, and provide a brief oral statement, based on the Staff Report, oral testimony, site visit, correspondence, or any other rationale introduced and deliberated by the Planning Commission. REVIEWED BY OTHERS: This item has been reviewed by the Planning Manager, Community Development Director, and City Engineer. REVIEWED AND APPROVED FOR PLANNING COMMISSION AGENDA _______________ Phil Dunsmore, Community Development Director ATTACHMENT(S): 1. Draft Resolution 8 5/6/2025 | Item 2 | Staff Report ATTACHMENT 1: Draft Resolution USE24-0088 / SBDV25-0035 DRAFT PC RESOLUTION RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT (USE24-0088) AND TENTATIVE TRACT MAP (SBDV25-0035) FOR A MIXED-USE DEVELOPMENT WITH ONE COMMERCIAL AND 16 RESIDENTIAL CONDOMINIUM UNITS AND A PARKING REDUCTION ON A SHARED COMMON LOT ON APN 029-262-017 4615 EL CAMINO REAL RIBAS WHEREAS, an application has been received from Daniel Ribas (owner and applicant) to consider a Conditional Use Permit (USE24-0088) and Tentative Tract Map (SBDV25-0035) for a mixed-use development with 16 residential condominium units and a 1,544 square-foot commercial condominium on a shared common lot at 4615 El Camino Real (APN 029-262-017); and WHEREAS, the site has a General Plan Designation of General Commercial (GC); and WHEREAS, the site is zoned Commercial Professional (CP); and WHEREAS, mixed-use development is allowed in the Commercial Professional (CP) zoning district with approval of a Conditional Use Permit; and WHEREAS, the application is proposed under the provisions of California State Density Bonus Law (California Government Code Sections 65915 – 65918) and the Applicant is voluntarily agreeing to the provision of two (2) low-income or one (1) very-low-income unit(s) in exchange for bonus units, concessions, and waivers; 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 and Tentative Tract Map 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 9 5/6/2025 | Item 2 | Staff Report NOW, THEREFORE, the Planning Commission of the City of Atascadero, California, hereby finds, resolves, and determines as follows: SECTION 1. Recitals: The above recitals are true and correct and incorporated herein as if set forth in full. SECTION 2. Public Hearings. The Planning Commission held a duly noticed public hearing to consider the project on May 6, 2025, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the project approvals: A. Findings for Approval of a Conditional Use Permit 1. FINDING: The proposed use is consistent with the General Plan. FACT: The Project is consistent with all applicable General Plan goals and policies. The project site has a GC land use designation and is zoned CP. Mixed Use development is an allowed use in the CP zoning district, subject to approval of a Conditional Use Permit. 2. FINDING: The proposed project satisfies all applicable provisions of Title 9 of City of Atascadero Municipal Code (Zoning Regulations of the City of Atascadero). FACT: The Project will satisfy all applicable provisions of the Atascadero Municipal Code Title 9 of City of Atascadero Municipal Code. The City is required to make concessions and waivers for Density Bonus projects contributing affordable housing units where consistent with State law. The application includes concessions and waivers in accordance with State Density Bonus Law. 3. 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 Project is not detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, nor is it detrimental or injurious to property or improvements in the vicinity of the use. Mixed Use developments are allowed in the CP zone. Full compliance with applicable Building and Fire Code requirements will be verified when building permits are reviewed. 4. FINDING: That the proposed project will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. 10 5/6/2025 | Item 2 | Staff Report FACT: The project is consistent with the character of the immediate neighborhood and aligned with its orderly development. Mixed-use and multi-family development are anticipated in this area by the General Plan. 5. FINDING: 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: Traffic generated by the project will not exceed the road capacities of the General Plan or beyond the safe capacity of adjacent roads. The General Plan anticipates extensive development in this area and El Camino Real is designed to handle the additional volume generated by this project. B. Shared Peak-Hour Parking Modification 6. FINDING: The two or more uses proposed to share parking have distinct and different peak traffic usage periods. FACT: The commercial and residential portions of this proposed project have distinct periods of peak usage. Commercial uses typically generate parking demand from customers during daytime business hours. Residential parking demand occurs outside of these hours as residents leave their cars parked overnight and leave in the morning. C. Tentative Tract Map 7. FINDING: The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan; and FACT: The proposed Tentative Tract Map is consistent with the General Plan. The project site is designated General Commercial and is proposed to include a high-density mixed-use project. The General Plan notes that the CP zoning district allows mixed- use with high residential density with approval of a Conditional Use Permit. 8. FINDING: The site is physically suitable for the type of development; and FACT: The site is suited for mixed-use development and can physically accommodate all site features necessary to provide for health and safety, emergency access, and egress. 9. FINDING: The site is physically suitable for the proposed density of development; and FACT: The site is physically suitable for the proposed density of development. The applicant meets the requirements of the Municipal Code in conjunction with State Density Bonus Law. 11 5/6/2025 | Item 2 | Staff Report 10. FINDING: The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; and FACT: The project is an infill development located adjacent to long-existing development on El Camino Real. The subdivision will allow for the individual sale of residential and commercial units proposed as part of a mixed-use development. 11. The design of the subdivision or the type of improvements will not cause serious health problems; and FACT: This subdivision will not cause serious health problems. The site is suited for mixed-use development and can physically accommodate all site features necessary to provide for public health, fire safety, and emergency response. 12. The design of the subdivision will not conflict with easements for access through or use of property within the proposed subdivision. FACT: An existing easement for parking purposes benefiting 4605 El Camino Real is proposed to be abandoned in conjunction with the recordation of a new easement for the shared parking lot. No other known easements conflict with the proposed subdivision. SECTION 4. CEQA. The Planning Commission finds that the project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In-fill Development) exemptions of the CEQA Guidelines, in accordance with the attached Notice of Exemption. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 6, 2025, resolved to approve the Project consistent with the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Project Plans EXHIBIT C: Tentative Tract Map 3251 EXHIBIT D: Notice of Exemption 12 5/6/2025 | Item 2 | Staff Report On motion by Commissioner ________________, and seconded by Commissioner ________________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: ( ) CITY OF ATASCADERO, CA ______________________________ Tori Keen Planning Commission Chairperson ATTEST: ______________________________ Phil Dunsmore Planning Commission Secretary 13 5/6/2025 | Item 2| Staff Report Exhibit A: Conditions of Approval USE24-0088 / SBDV25-0035 Conditions of Approval USE24-0088 / SBDV25-0035 4615 ECR Mixed-Use 4615 El Camino Real APN 029-262-017 and 029-262-019 Timing BL: Business License GP: Grading Permit BP: Building Permit FM: Final Map FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney PLANNING DIVISION 1. This approval is for Conditional Use Permit USE24-0088 and Tentative Tract Map SBDV25-0035 allowing for a mixed-use development with 16 airspace residential units,one airspace commercial unit, and a shared peak-hour parking reduction on one common lot at APN 029-262-017 as depicted and described on the attached exhibits. The approval of these entitlements runs with the land, regardless of the owner. Ongoing PS 2. Approval of this Tentative Tract Map shall be valid for a period of twenty- four (24) months, consistent with Section 66452.6(a)(1) of the California Subdivision Map Act. The approved Tentative Tract Map may be extended consistent with Section 66452.6(e) of the California Subdivision Map Act. Any requested map extension shall be consistent with Section 11-4.23 of the Atascadero Municipal Code. FM, Ongoing PS, CE 3. No further subdivision of the property shall occur without approval of a subsequent map. Ongoing PS, CE 4. The approval of these entitlements shall become final and effective for the purposes of issuing building permits and recording the map fourteen (14) days after the Planning Commission hearing unless an appeal to the decision is filed as set forth in Atascadero Municipal Code § 9-1.111(b). Ongoing PS 5. In accordance with the Atascadero Municipal Code § 9-8.105, any violation of any of the conditions of approval may be cause for revocation of entitlements and subject the applicant and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal remedies. Ongoing PS 6. The final design of each project component shall be in substantial conformance with the provided exhibits adopted with this resolution and any associated conditions of approval. BP, Ongoing PS, BS 7. The Community Development Department shall have the authority to 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. The Community Development Director and/or City Engineer shall have the authority to make modifications to the Final Map that remain in substantial conformance with the approved Tentative Map. FM, BP, GP PS, CE 8. The applicant and subdivider shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any Ongoing PS 14 5/6/2025 | Item 2| Staff Report Conditions of Approval USE24-0088 / SBDV25-0035 4615 ECR Mixed-Use 4615 El Camino Real APN 029-262-017 and 029-262-019 Timing BL: Business License GP: Grading Permit BP: Building Permit FM: Final Map FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney claim or action brought to challenge an approval by the City, or any of its entities, concerning this conditional use permit and/or tentative map. 9. The Subdivider shall pay all applicable Quimby Act fees to the City in accordance with the fee schedule and policies in effect at the time of subsequent applications. BP PS 10. A landscape and irrigation plan shall be approved concurrently with building permit issuance. All landscape species identified must be known to thrive in Sunset Climate Zone 7. All site landscaping shall be maintained in good growing condition, and in any case where a required planting has not survived, shall be replaced with new plant materials. All landscaping shall be maintained in a manner that allows trees to grow to their full natural height and natural canopy. No growth suppressants shall be permitted that result in stunting or modifying the natural growth pattern of landscaping trees. BP, FI PS 11. All retaining walls and site walls shall be constructed of dark color textured block or similar material. Decorative caps shall be installed on all retaining walls and site walls. BP PS 12. The project is subject to State Density Bonus law. The applicant shall deed restrict either of the following: a. One (1) dwelling unit at the very-low-income rate, OR b. Two (2) dwelling units at the low-income rate. The applicant shall deed restrict the affordable units at rates identified for a minimum of 55-years, or as otherwise permitted by State law. A deed restriction and affordable housing agreement must be recorded prior to issuance of building permits or recordation of the Final Map, whichever occurs first. The Community Development Director may modify or grant additional concessions, or approve changes to the identified rates, as requested by the applicant and where consistent with State law. BP PS 13. Parking shall not be designated for each use, except that the tandem spaces may be reserved for residential use and the four spaces located on the adjacent property at 4605 El Camino Real may be reserved for that parcel only, consistent with any recorded easement agreement. A deed notification shall be recorded against all separate ownership units notifying commercial and residential owners of this limitation. ONGOING PS 14. Laundry facilities shall be provided to project residents pursuant to Atascadero Municipal Code § 9-3.262(f). BP/ONGOING PS 15 5/6/2025 | Item 2| Staff Report Conditions of Approval USE24-0088 / SBDV25-0035 4615 ECR Mixed-Use 4615 El Camino Real APN 029-262-017 and 029-262-019 Timing BL: Business License GP: Grading Permit BP: Building Permit FM: Final Map FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 15. All maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance cost shall be funded through a mechanism established by the developer subject to City approval. If a subdivision is filed, then the funding mechanism must be in place prior to, or concurrently with acceptance of any final maps. An Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above-mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Association. a. All drainage facilities and detention basins. b. All common landscaping areas, street trees, and other similar facilities. c. All frontage landscaping and sidewalks along public streets. d. All private on-site utilities Prior to recordation of any final map, the applicant shall provide, and have approved by the Community Development and Public Works Departments, recorded CC&R’s outlining maintenance responsibilities between the owners. Separate covenants shall be recorded governing use and maintenance responsibilities of shared facilities including, but not limited to, parking, access, drainage, landscaping, common use areas, and fencing. FM/ONGOING PS/PW 16. The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with the issuance of any building permits. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to the issuance of any building permits. The administration of the above-mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ▪ All Atascadero Police Department service costs to the project. ▪ All Atascadero Fire Department service costs to the project. ▪ Off-site common City of Atascadero Park facilities maintenance service costs related to the project Annexation into the Community Facilities District shall be required prior to, or concurrently with, recordation of the final map, or prior to occupancy of any residential unit if the tract map is abandoned. BP PS 16 5/6/2025 | Item 2| Staff Report Conditions of Approval USE24-0088 / SBDV25-0035 4615 ECR Mixed-Use 4615 El Camino Real APN 029-262-017 and 029-262-019 Timing BL: Business License GP: Grading Permit BP: Building Permit FM: Final Map FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 17. Prior to issuance of any building permits, the applicant shall abandon the existing parking easement per 2603/OR/187, and a new easements for ingress, egress, maintenance, parking, drainage, and any other shared facilities shall be recorded. BP, GP PS 18. Construction plans shall include all necessary details — such as window, lighting, paver, and fence specifications — to demonstrate compliance with all applicable design standards not exempted through this approval. BP, GP PS 19. Prior to or concurrently with final map recordation, a deed notification shall be recorded against each parcel notifying residential owners of the commercial nature of the site. FM PS 20. All existing and/or new ground-mounted equipment such as air- conditioning condensers, electrical transformers, backflow devices, etc., shall be screened from public view through the use of decorative landscaping subject to approval by the Community Development Director or their designee. All fire department connections and/or back flow prevention devices shall be incorporated into the building unless waived by the Community Development Director. BP PS 21. All existing and/or new roof equipment such as air-conditioning units, grease hoods, etc. shall be screened from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or their designee. BP PS 17 5/6/2025 | Item 2| Staff Report PUBLIC WORKS CONDITIONS 1. The following public improvements must be completed by the developer prior to final occupancy of any structure on the property and approved by the City Engineer: a. El Camino Real Frontage: • The applicant shall replace the existing curb, gutter, driveway approach, and sidewalk. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings and as approved by the City Engineer. BP, GP CE 2. Prior to Encroachment permit issuance, the Developer shall execute an "Engineer of Work Agreement" form designating who will be providing engineering support for the design and construction of the improvements for the project (Engineer of Record). The City and Engineer of Record (EOW) inspectors are to work together in collection and record keeping necessary for the inspection and approval of the improvements. The EOW inspector shall be onsite when work requiring inspection occurs. City inspections will occur based on the agreed upon schedule with City Staff. BP, GP CE 3. Prior to the final inspection of any public improvements, the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. FO CE 4. The development's private sanitary sewer main shall tie into City sewer in El Camino Real, unless otherwise approved by the City Engineer. BP, GP CE 5. Prior to a final inspection of any permit the following City Stormwater documents shall be completed and approved by the City Engineer: • ATAS - SWP-1001_Engineer Certification Form • ATAS - SWP-1003_OwnerAgentlnfo • ATAS- SWP-1007_Exhibit_B_lnstructions_SCM FORM • ATAS - SWP-1008_Stormwater System Plans and Manuals • ATAS - SWP-2002 Stormwater O&M Process and Form Instructions • ATAS - SWP-3001_Stormwater System O&M_Agreement • ATAS - SWP-3002_Private Stormwater System Recorded Notice • Any other stormwater documents required by the Water Board or State of California. Email publicworks@atascadero.org for copies of the above City templates. BP, GP CE 18 5/6/2025 | Item 2| Staff Report 6. All basins must be shown to completely drain within 72 hours, to the satisfaction of the City Engineer. a. Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a retention basin. If included in the project, any retention basin shall comply with all applicable State and local regulations including the following: i. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City Engineer for review and approval prior to approval of the plans. The project engineer shall submit calculations and a report demonstrating the basin will drain within seven-days of a single storm event as noted above. Deep soil borings may be required in areas where there is concern of shallow depth to groundwater or bedrock. Percolation tests shall be performed at depths below the basin bottom. b. Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be classified as a detention basin. If included in the project, any detention basin shall comply with all applicable State and local regulations. c. Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff, where their application is suitable for project conditions. If included in the project, any subsurface basins shall comply with all applicable State and local regulations. Subsurface basins shall be limited to locations where the depth to seasonally high groundwater is greater than 10-feet below the deepest portion of the basin. d. Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock of similar approved hardness) with rock size ranging from 1-1/2-inch to 3/4-inch. Rock gradation shall conform to the Specification of ASTM C-33 #4. e. Operational Requirements. i. Water quality of inflow (both sediment and chemical loading) may require pretreatment or separation j. Maintenance plan, including provisions for vehicular access and confined-space entry safety requirements, where applicable k. A safe overflow path shall be identified on the plan and may require easements f. Overflow Path Required. The design of all drainage basins shall identify the designated route for overflow. The Project Engineer shall design the overflow path so that the flow in a 100- year storm is non-erosive and will not damage downstream improvements, including other basins. Easements may be required for concentrated flows across multiple properties. BP, GP CE 7. All non-residential uses/buildings must demonstrate that wastewater effluent composition meets City requirements, or pre- treatment may be required. For uses that require pre-treatment, a sampling location shall be provided to sample effluent prior to discharge to sewer main line. BP, GP CE 8. All new and existing utilities (water, sewer, gas, electric, cable TV and telephone) serving the Project shall be placed underground. Utilities shall be designed in a manner to accommodate future extensions or connection where feasible or required by the City. BP, GP CE 19 5/6/2025 | Item 2| Staff Report 9. Public utilities shall be installed in all public rights-of-way to the satisfaction of the City Engineer. This shall include the installation of fiber optic cable or conduit for such as appropriate. BP, GP CE 10. The building shall be served with separate services for water, sewer, gas, power, telephone, fiber/communication, and cable TV. Utility laterals shall be located and constructed to each building in accordance with City Engineering Standards and Standard Specifications and other applicable codes. New and replacement utility distribution systems and services, including all existing utilities along all project frontages, shall be constructed underground, to the satisfaction of the City Engineer. The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE 11. Sewer capacity charges/fees will be applied to building permit at issuance. The applicant shall pay sewer fees in effect at the time of Building Permit issuance. If any unique uses are proposed, specific wastewater information may be required to be submitted, subject to the request and approval of the City Engineer. BP, GP CE 12. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. BP, GP CE 13. Commercial sewer lateral shall connect to the sewer main in El Camino Real using a new 6” wye fitting in the main. If commercial sewer is 8” or larger, connection shall be made using a new City standard sewer manhole. BP, GP CE 14. Applicant shall provide reciprocal access and drainage easements between the two parcels. BP, GP CE 15. Overflow from the on-site storm system to discharge through the El Camino Real curb into the street gutter. Flow over the sidewalk is not allowed. BP, GP CE 16. Prior to approval of the Final Map, the Applicant shall have the map reviewed by the public utility providers for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The Applicant shall provide a letter from each utility company stating that the easements and rights-of- way shown on the map for public utility purposes are acceptable. FM CE 17. The applicant shall provide a condominium plan, which contains descriptions and diagrams identifying the boundaries of the separate interests (the condominium “units”), the common areas, and exclusive use common areas (e.g. parking spaces and balconies), prior to recordation of the final map. A qualified and licensed professional shall prepare the final map and the condominium plan. FM PS, CE 18. Documents that the City of Atascadero requires to be recorded concurrently with the Final Map (e.g.: off-site rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on the certificate sheet of the map. FM PS, CE 20 5/6/2025 | Item 2| Staff Report 19. The City of Atascadero may require an additional map sheet for information purposes in accordance with the Subdivision Map Act. FM PS, CE FIRE CONDITIONS 20. A Fire and site safety plan shall be submitted prior to approval of any construction permits. BP FD 21. The Building/Site Permit application shall provide a plan sheet showing compliance with fire truck turning radii consistent with fire Standard F-7 and to the satisfaction of the City Fire Marshal. BP FD 22. A standpipe will be required where the floor level of the highest story is located more than 30 feet above the lowest level of Fire Department vehicle access. BP FD 23. A Fire Hydrant shall be located within 100’ of the Fire Department connection on the same side of the street. BP FD 24. Fire sprinklers shall be required. BP FD 25. Fire alarm shall be required. BP FD 21 5/6/2025 | Item 2 | Staff Report See Following Exhibit B: Project Plans USE24-0088 / SBDV25-0035 22 23 24 25 26 27 28 29 30 31 32 BASEMENT 0" T.O. ROOF 47'-0" FIRST FLOOR 10'-3" SECOND FLOOR 20'-6" THIRD FLOOR 30'-9" T.O. PLATE/ROOF 41'-0" AVG. NAT. GRADE 17'-1" ALUMINUM STOREFRONT BRICK CONCRETE WAINSCOT STEEL TRELLIS WITH STRING LIGHTS ABOVE RESIDENTIAL ROOFTOP DECK ROOF DECK BLADE SIGN METAL COPING DECORATIVE METAL TRIM/SURROUNDS AT WINDOWS, TYPICAL COMMERCIAL SIGNAGE GROUPED VINYL WINDOWS CORNICE ABOVE BRICK STANDING SEAM METAL SIDING PARAPET CAP OPPORTUNITY FOR MURAL METAL AWNING ABOVE COMMERCIAL ENTRY BL D G H E I G H T 29 ' - 1 1 " 17 ' - 1 " 6' - 0 " 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 47 ' - 0 " SMOOTH STUCCO BASEMENT 0" T.O. ROOF 47'-0" FIRST FLOOR 10'-3" SECOND FLOOR 20'-6" THIRD FLOOR 30'-9" T.O. PLATE/ROOF 41'-0" METAL AWNINGS ABOVE BALCONY SLIDING GLASS DOORBRICK METAL PANELSMIN. 2" WINDOW SILL PROJECTION, TYPICAL STANDING SEAM METAL SIDING SMOOTH STUCCO CONCRETE WAINSCOT AVG. NAT. GRADE 17'-1" STEEL TRELLIS WITH STRING LIGHTS ABOVE RESIDENTIAL ROOFTOP DECK METAL COPING RECESSED WALL PLANE, TYPICAL ROOF DECK BLADE SIGN RECESSED BALCONIES W/ STEEL & CABLE RAILING, TYPICAL PARAPET CAP DECORATIVE METAL TRIM/SURROUNDS AT WINDOWS, TYPICAL BL D G H E I G H T 29 ' - 1 1 " 17 ' - 1 " 6' - 0 " 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 943.50' 1. GRADES SHOWN ARE SCHEMATIC. SEE CIVIL PLANS. 2. ALL WINDOWS: A. WINDOWS SHALL BE INSET A MINIMUM OF 2" FROM FACE OF GLASS TO FACE OF TRIM. B. WINDOW TRIM SHALL BE A MINIMUM OF 3 1/2" WIDE BY 3/4" DEEP. C. WINDOW SILLS SHALL PROJECT A MINIMUM OF 2" BEYOND THE BUILDING FACADE. 3. CORNICES SHALL BE PROVIDED ALONG THE ALONG THE LENGTH OF THE BUILDING AND SHALL PROJECT BETWEEN 1-8" BEYOND THE BUILDING FACE. Date Scale Sheet 24x36: 11x17: Project # A4.0 09/24/2024 4615 EL CAMINO REAL ATASCADERO, CA 1/16" = 1'-0" A24009 BUILDING ELEVATIONSSOUTH ELEVATION (FRONT, FACING EL CAMINO REAL) EAST ELEVATION (SIDE) 943.50' GENERAL NOTES 01/22/2024 33 T.O. ROOF 47'-0" SECOND FLOOR 20'-6" THIRD FLOOR 30'-9" T.O. PLATE/ROOF 41'-0" AVG. NAT. GRADE 17'-1" STANDING SEAM METAL SIDING SMOOTH STUCCO METAL COPING PARAPET CAP 29 ' - 1 1 " 6' - 0 " 10 ' - 3 " 10 ' - 3 " 26 ' - 6 " 943.50' BASEMENT 0" T.O. ROOF 47'-0" FIRST FLOOR 10'-3" SECOND FLOOR 20'-6" THIRD FLOOR 30'-9" T.O. PLATE/ROOF 41'-0" 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 3' - 6 " AVG. NAT. GRADE 17'-1" METAL AWNINGS ABOVE UNIT ENTRY BRICK METAL PANELS MIN. 2" WINDOW SILL PROJECTION, TYPICAL STANDING SEAM METAL SIDING SMOOTH STUCCO STEEL TRELLIS WITH STRING LIGHTS ABOVE RESIDENTIAL ROOFTOP DECK METAL COPING STEEL & CABLE RAILING AND POSTS AT CORRIDOR, TYPICAL DECORATIVE METAL TRIM/SURROUNDS AT WINDOWS, TYPICAL SMOOTH STUCCO PARAPET CAP CONCRETE WAINSCOT BLADE SIGNTRASH DOOR 17 ' - 1 " BL D G H E I G H T 29 ' - 1 1 " STANDING SEAM METAL ROOF AWNINGS ABOVE UNIT ENTRIES ELEVATOR ENTRY 943.50' 18 " M I N . 1. GRADES SHOWN ARE SCHEMATIC. SEE CIVIL PLANS. 2. ALL WINDOWS: A. WINDOWS SHALL BE INSET A MINIMUM OF 2" FROM FACE OF GLASS TO FACE OF TRIM. B. WINDOW TRIM SHALL BE A MINIMUM OF 3 1/2" WIDE BY 3/4" DEEP. C. WINDOW SILLS SHALL PROJECT A MINIMUM OF 2" BEYOND THE BUILDING FACADE. 3. CORNICES SHALL BE PROVIDED ALONG THE ALONG THE LENGTH OF THE BUILDING AND SHALL PROJECT BETWEEN 1-8" BEYOND THE BUILDING FACE. Date Scale Sheet 24x36: 11x17: Project # A4.1 09/24/2024 4615 EL CAMINO REAL ATASCADERO, CA A24009 BUILDING ELEVATIONS NORTH ELEVATION (BACK) WEST ELEVATION (SIDE, FACING PARKING) GENERAL NOTES 01/22/2024 34 S1 ROOF DECK BLADE SIGN S2 P3 P2 P3 P1P3 P2 P1 P2P3 M1 P3 DW2 Date Scale Sheet 24x36: 11x17: Project # CB1.0 09/24/2024 4615 EL CAMINO REAL ATASCADERO, CA A24009 COLORS & MATERIALS GENERAL NOTES P1 PAINTED STUCCO CEMENT PLASTER, SMOOTH FINISH BENJAMIN MOORE OC-17 "ALABASTER" WINDOWS MILGARD, VINYL WINDOWS TRINSIC "TAN" S1 BRICK HC MUDDOX COMMERCIAL THIN BRICK "MOUNTAIN ROSE" S2 CONCRETE WAINSCOT CDI BASE M376 "MONDERN" FINISH, GRAY STANDING SEAM METAL ROOF AEP SPAN "MIDNIGHT BRONZE" P2 PAINTED STUCCO CEMENT PLASTER, SMOOTH FINISH BENJAMIN MOORE HC-83 "GRANT BEIGE" P3 METAL TRIM & ACCENTS BENJAMIN MOORE 2134-20 "MIDSUMMER NEIGHT" M1 STANDING SEAM METAL SIDING AEP SPAN "MIDNIGHT BRONZE" 1. MATERIAL AND COLOR CHANGES SHALL ONLY OCCUR AT INSIDE CORNERS. 2. ALL FLASHING, VENTS, OR OTHER EXPOSED FIXTURES SHALL BE PAINTED TO MATCH ADJACENT ROOF OR WALL MATERIAL. 3. ALL EXTERIOR LIGHTS SHALL BE DOWNWARDS- FACING AND DARK SKY COMPLIANT. DW1 WINDOWS MILGARD, VINYL WINDOWS TRINSIC "BRONZE" DW2 LEGEND COLORS & MATERIALS 01/22/2024 35 36 5/6/2025 | Item 2 | Staff Report See Following Exhibit C: Tentative Tract Map 3251 USE24-0088 / SBDV25-0035 37 38 5/6/2025 | Item 2 | Staff Report EXHIBIT D: Notice of Exemption USE24-0088 CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 Date Received Stamp TO: Clerk-Recorder Office County of San Luis Obispo 1055 Monterey Street Suite D120 San Luis Obispo, CA 93408 Office of Planning and Research P.O. Box 3044, Room 113 Sacramento, CA 95812-3044 FROM: City of Atascadero Community Development Department 6500 Palma Avenue Atascadero, CA 93422 SUBJECT: Filing of Notice of Exemption in Compliance with Sections 15062 and 21152 of the Public Resources Code Project Title: 4615 ECR Mixed Use Project Applicant: Daniel Ribas (805) 550-6160 ribas-construction@att.net 5173 Vega Avenue, Atascadero, CA 93422 Project Location: 4615 El Camino Real (APN 029-262-017) and 4605 El Camino Real (APN 029-262- 019), Atascadero, CA 93422 Project Description: Conditional Use Permit and Tentative Tract Map allowing a mixed-use airspace condominium development with 1,544 SF of ground floor commercial shell area and 16 upper story dwelling units on an 0.48-ac site zoned Commercial Retail located at 4615 El Camino Real with a portion of the parking lot located on a separate lot at 4605 El Camino Real. The proposed building will have maximum height of approximately 34’. Vehicular access to the proposed project is via a driveway off of El Camino Real. A parking reduction is proposed to allow a total of 23 parking spaces. Concessions and waivers are requested to exempt the project from street tree planting requirements, allow retaining walls taller than provided by the Atascadero Municipal Code, reduce the setback to abutting single-family uses, and reduce the required square footage of open space per unit. 39 CITY OF ATASCADERO NOTICE OF EXEMPTION Page 2 of 3 Page 2 of 3 Name of Public Agency Approving Project: City of Atascadero Lead Agency Contact Person: Sam Mountain, Assistant Planner (805) 470-3404 smountain@atascadero.org 6500 Palma Avenue, Atascadero, CA 93422 Name of Person or Agency Carrying Out Project: Daniel Ribas (805) 550-6160 ribas-construction@att.net 5173 Vega Avenue, Atascadero, CA 93422 Exempt Status: Ministerial (Sec. 15268); General Rule Exemption (Sec. 15061. c); Declared Emergency (Sec. 15269(a)); Categorically Exempt (Sec. 15332); Emergency Project (Sec. 15269(b)(c)); Statutory Exemption (Sec. 15261 - 15285) Reasons why the project is exempt: The Project qualifies for a Class 32 categorical exemption because it is consistent with description of infill development and meets the conditions outlined in in Section 15332 of the CEQA Guidelines. The referenced conditions are listed below followed by a brief discussion. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. Discussion: The Project is consistent with all applicable General Plan goals and policies. The project site has a GC land use designation and is zoned CR. Mixed Use development is an allowed use in the CR zoning district subject to approval of a Conditional Use Permit. The project is in compliance with all Municipal Code regulations for its zone and land use besides those for which the applicants are requesting concessions, waivers, and modifications. Concessions, waivers, and modifications are included in the scope consistent with the allowances of the Atascadero Municipal Code and State Density Bonus Law. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. Discussion: The project site is a 0.48-acre lot within City limits that is surrounded by urban uses as defined by State law. c. The project site has no value as habitat for endangered, rare, or threatened species. Discussion: Based on the City’s Geoinformation System and available online data, the property is not listed as habitat for endangered, rare, or threatened species. The site is surrounded by longstanding development and currently contains a paved driveway and parking lot. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Discussion: No foreseeable significant effects are expected to occur related traffic, noise, air quality, or water quality. The property is located on one of the City’s major commercial corridors where continued development of intensive commercial land uses has been anticipated and analyzed under the Atascadero General Plan. The project is consistent with the General Plan. Any effects relative to traffic, noise, air quality, or water quality would have been previously analyzed and accounted for 40 CITY OF ATASCADERO NOTICE OF EXEMPTION Page 3 of 3 Page 3 of 3 though general plan policies or associated development standards of the Atascadero Municipal Code. The project will be required to comply with all prerequisite design and construction standards including access, erosion and sedimentation control, dust control, and stormwater control. City exterior noise limitations will regulate the project’s noise throughout its life. e. The site can be adequately served by all required utilities and public services. Discussion: The project site is surrounded by similar uses and has sufficient access to utility infrastructure to ensure service by Atascadero Mutual Water Company, City sewer, PG&E, SoCalGas, and local emergency services. The extension of required utilities and associated infrastructure is expected to be feasible based on the preliminary plans included in the approval of the project. Date Exemption Accepted: 5/6/2025 ___________________________ Sam Mountain, Assistant Planner City of Atascadero 41