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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, June 5, 2012 – 6:00 P.M.
City Hall
Council Chambers
6907 El Camino Real
Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Ward
Vice Chairperson Schmidt
Commissioner Bentz
Commissioner Colamarino
Commissioner Cooper
Commissioner Dariz
Commissioner Wingett
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.)
PLANNING COMMISSION BUSINESS
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 ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON MAY 15, 2012.
Note early
meeting start
time.
City of Atascadero Planning Commission Agenda Regular Meeting, June 5, 2012
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COMMUNITY DEVELOPMENT STAFF REPORTS
NONE
PUBLIC HEARINGS
2. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN:
PLN 2007-1245 – WALMART SUPERCENTER / PLN 2007-1246 – THE ANNEX
SHOPPING CENTER /
PLN 2007-1183 – ANNUAL CIP REVIEW – 2012 UPDATE OF THE FIVE YEAR
CAPITAL IMPROVEMENT PLAN:
PRIORITIZATION OF THE DEL RIO ROAD / US 101 INTERCHANGE
PROJECT
Property Owner: Walmart Inc. / The Rottman Group / Montecito Bank & Trust
Applicants: EDA Inc. / Omni Design Group
Project Title: Del Rio Road Commercial Area Specific Plan
PLN 2007-1245 – Walmart Supercenter / PLN 2007-1246 – The Annex
Shopping Center
PLN 2007-1183 – Annual CIP Review – 2012 Update of the Five Year Capital
Improvement Plan:
Prioritization of the Del Rio Road / US 101 Interchange Project
Project
Description:
Del Rio Commercial Area Specific Plan
The Del Rio Commercial Area Specific Plan consists of two non-contiguous areas totaling
approximately 39.3± acres located at the intersection of El Camino Real and Del Rio Road
in the City of Atascadero. The Specific Plan has two components:
Walmart component: A Walmart Supercenter store consisting of 129,560 square feet (sf),
two (2) 5,000 sf commercial outlots, and up to 44 multi-family residential units is proposed
to be developed on approximately 26.2± acres located at the southeast quadrant of the El
Camino Real / Del Rio Road intersection.
Annex component: Approximately 120,900 sf of commercial uses including food and
beverage retail sales, general merchandise stores, eating and drinking places and one
single-family residential remainder parcel with up to 6 dwelling units is proposed to be
developed on approximately 13.1± acres at the northeast quadrant of the El Camino Real /
Del Rio Road intersection and on the west side of El Camino Real.
Approvals and entitlements necessary for the proposed project include the following:
Environmental Impact Report certification
General Plan Amendment
Zoning Ordinance Text and Map Amendment
Specific Plan adoption
Specific Plan Master Plan of Development
Tree Removal Permits
Vesting Tentative Parcel Maps.
_____________________________
City of Atascadero Planning Commission Agenda Regular Meeting, June 5, 2012
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Capital Improvement Plan Component
The City of Atascadero is in the first fiscal-year of the 2011 – 2016 Five Year Capital
Improvement Plan (Capital Plan). The Atascadero Planning Commission is required to
annually review the Capital Improvement Plan and forward its findings to the City
Council. One of the main considerations of the proposed updated CIP is freeway
interchange improvements.
Traffic conditions and development patterns impact needed transportation improvements
over time, and require the City to update project priorities regularly. Based on the
current City Council focus on economic development, and recent environmental and
financial analysis of the Del Rio Specific Plan (Walmart / Annex Development), Staff
recommends that the Del Rio Road and San Anselmo Road interchanges be advanced
to the highest priority projects. Based on current and anticipated traffic levels (and near
term mitigation measures identified in the Del Rio Specific Plan) Staff recommends
revising the interchange improvements to the following :
1. Del Rio Interchange
2. San Anselmo Road Interchange
3. Traffic Way roundabout at SB on-ramp
4. Curbaril Avenue Interchange
5. Santa Barbara Road Roundabout at NB on-ramp
6. Santa Rosa Road Interchange
Proposed
Environmental
Determination:
Certification of Final Environmental Impact Report (SCH No.: 2010051034)
Staff
Recommendation:
Staff recommends the Planning Commission:
1. Adopt Resolution PC 2012-0005 recommending that the City Council adopt
Resolution “A”, certifying Proposed Final Environmental Impact Report SCH No.
2010051034 for the Del Rio Road Commercial Area Specific Plan, including
Mitigation Monitoring Program, and Statement of Overriding Considerations; and,
2. Adopt Resolution PC 2012-0006 recommending the City Council adopt Resolution
“B”, approving General Plan Land Use Diagram Amendment (GPA 2007-0020 and
GPA 2007-0021) based on findings; and,
3. Adopt Resolution PC 2012-0007 recommending that the City Council introduce
Ordinance “A” for first reading to establish zoning code text for Specific Plan Zone
2 (ZCH 2007-0141 and ZCH 2007-0142) based on findings; and,
4. Adopt Resolution PC 2012-0008 recommending that the City Council introduce
Ordinance “B” for first reading to approve a zoning map amendment (ZCH 2007-
0141 and ZCH 2007-0142), including a zoning overlay of the project site to “SP-2”
(Specific Plan Zone 2) based on findings; and,
5. Adopt Resolution PC 2012-0009 recommending that the City Council introduce
Ordinance “C” for first reading, for the adoption of Specific Plan Zone 2 (SP 2009 -
0003) which includes the Del Rio Road Commercial Area Specific Plan and
Appendix documents, based on findings; and
6. Adopt Resolution PC 2012-0010 recommending the City Council adopt Resolution
“C”, adopting Specific Plan Master Plan of Development (SP 2009 -0003) for the
Del Rio Commercial Area, based on findings and subject to Conditions of Approval;
City of Atascadero Planning Commission Agenda Regular Meeting, June 5, 2012
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and,
7. Adopt Resolution PC 2012-0011 recommending the City Council adopt Resolution
“D”, approving the Walmart Tree Removal Permit TRP 2009-0128, based on
findings and subject to Conditions of Approval; and,
8. Adopt Resolution PC 2012-0012 recommending the City Council adopt Resolution
“E”, approving the Annex Tree Removal Permit TRP 2009-0127, based on findings
and subject to Conditions of Approval; and,
9. Adopt Resolution PC 2012-0013 recommending the City Council adopt Resolution
“F” to approve the Walmart Vesting Tentative Parcel Map AT 09-0073 (TPM 2009-
0095; Walmart) based on findings and subject to Conditions of Approval; and,
10. Adopt Resolution PC 2012-0014 recommending the City Council adopt Resolution
“G” to approve the Annex Vesting Tentative Parcel Map AT 07-0059 (TPM 2011-
0098; The Annex) based on findings and subject to Conditions of Approval.
11. Adopt Resolution PC 2012-0016 / “H” notifying the City Council that the Planning
Commission has found the 2012 Update of the Five-Year Capital Improvement
Plan consistent with the General Plan, based on findings.
12. Recommend the City Council allocate funds and direct staff to begin the permitting
and design process for the expansion of the Del Rio Road / US 101 inte rchange.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for June 19, 2012, at City
Hall, Council Chambers, 6907 El Camino Real, Atascadero.
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, June 5, 2012
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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 7:00 p.m. at City
Hall, Council Chambers, 6907 El Camino Real, 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 office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6907 El Camino Real, Atascadero, and on our website,
www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro
Road. 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 available 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 (470 -3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
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 Co mmission 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 C ommunity Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a
USB drive or CD is preferred. Access to hook up your laptop to the City's projector can also be provided. 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.
PC Draft Action Minutes of 5/15/12
Page 1 of 3
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, May 15, 2012 – 7:00 P.M.
City Hall Council Chambers
6907 El Camino Real, Atascadero, California
CALL TO ORDER - 7:01 p.m.
Chairperson Ward called the meeting to order at 7:01 p.m. and Vice Chairperson
Schmidt led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Cooper, Colamarino, Dariz, Vice
Chairperson Schmidt, and Chairperson Ward
Absent: Commissioner Wingett (excused absence)
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director Warren Frace
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Colamarino to approve the agenda.
Motion passed 6:0 by a roll-call vote. (Wingett absent)
PUBLIC COMMENT
None
PLANNING COMMISSION BUSINESS
None
ITEM NUMBER: 1
DATE: 6-5-12
PC Draft Action Minutes of 5/15/12
Page 2 of 3
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON APRIL 3, 2012.
MOTION: By Commissioner Bentz and seconded by Commissioner
Colamarino to approve the agenda.
Motion passed 6:0 by a roll-call vote. (Wingett absent)
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLANNING COMMISSION MEETING TIME CHANGE
City Staff is requesting the Planning Commission approve PC Resolution 2012 -0015 allowing for
modification of Planning Commission meetings to begin at 6:00 p.m., Pacific Daylight Time, for the calendar
months of June and July 2012.
Community Development Director Frace gave the staff report and answered questions
from the Commission. Commissioner Colamarino stated he would be absent for the
July 17th Planning Commission meeting.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None.
PUBLIC COMMENT
None.
MOTION: By Commissioner Bentz and seconded by Commissioner
Colamarino to approve PC Resolution 2012-0015, approving a
time change for its regularly scheduled meetings from 7:00
p.m. to 6:00 p.m. every first and third Tuesday of the month
during June and July 2012.
Motion passed 6:0 by a roll-call vote. (Wingett absent)
PUBLIC HEARINGS
None
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt asked about the status on the flashing lights at the
crosswalk at El Bordo which he mentioned at the last meeting. Director Frace
PC Draft Action Minutes of 5/15/12
Page 3 of 3
said he would follow-up with Russ Thompson, City Engineer and Public Works
Director.
Commissioner Schmidt talked about the large oak tree behind the Chevron
station that was replanted and said it has since disappeared. Director Frace said
that staff would look into this.
Commissioner Schmidt asked a question about street lights and said that the
lights in front of Ted Miles Jeep stay on all night. Director Frace answered his
questions.
DIRECTORS REPORT
Director Frace announced that the next meeting is scheduled for June 5, 2012
and the Walmart project will be before the Commission on this date. Walmart
commission packets will be delivered on May 25, 2012. During the week of May
29 – June 1, he would like to review the package of materials with each
commission member as it will be a large and lengthy packet. Director Frace
answered questions from the Commission.
ADJOURNMENT - 7:29 p.m.
The next regular meeting of the Planning Commission is scheduled for June 5, 2012, at
6:00 p.m. at City Hall, Council Chambers, 6907 El Camino Real, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
Adopted ___________
t:\~ pc agendas\~ pc minutes\pc minutes 12\pc draft actn minutes 5 15 12.am.docx
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-5-12
2. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Visit the Main Page at www.atascadero.org for staff report
R^'
I, CITY OF ATASCADERO
u4s1EltIr-ildl s
COMMUNITY DEVELOPMENT DEPARTMENT
Memorandum
Date: June 5, 2012
To:Planning Corn -sion V
CC:City Council
Cityren Fr= From: Warren Frace
Subject: Planning Commission Staff Report Errata#2
This errata replaces to three (3) pages from the 6/4/12 errata.
Agenda Item Number: 2 - Del Rio Road Commercial Area Specific
Plan
Description:
Replace Page A-182 of the CEQA Findings (Attachment 7)
Replace Page A-182.i after Page A-182 of the CEQA Findings (Attachment 7)
Replace Page E-287 of the Walmart Parcel Map Findings (Attachment 15)
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6907 EL CAMINO REAL • ATASCADERO,CA 93422 • (805)461-5000 • FAX 461-7612
June 5,2012-Planning Commission Errata#2
Replaces Page A-182 of the CEQA Findings(Attachment r)
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The City Council of the City of Atascadero,the Lead Agency for this Project,having reviewed the ElR
for the Del Rio Road Commercial Area Specific Plan, and reviewed all written materials within the City's
public record and heard all oral testimony presented at public hearings, adopts this Statement of
Overriding Considerations,which has balanced the benefits of the Project against its significant
unavoidable adverse environmental impacts in reaching its decision to approve the Project.
B. Significant Unavoidable Adverse Environmental Impacts
Although most potential Project impacts have been substantially avoided or mitigated,as described in the
Findings and Facts in Support of Findings, there remain some Project impacts for which complete
mitigation is not feasible. For some impacts, mitigation measures were identified and adopted by the
Lead Agency, however, even with implementation of the measures,the City finds that the impact cannot
be reduced to a level of less than significant The impacts and alternatives are described below and were
also addressed in the Findings_
The EIR identified the following unavoidable adverse impacts of the proposed Project:
Air Quality Standardsn"iolations: The proposed Project would generate construction and
operational emissions that would exceed regional emissions thresholds. Mitigation is proposed
that would require the applicant to implement onsite and offsite emissions reduction measures;
however, there is uncertainty regarding the effectiveness of the offsite measures. As such, the
residual significance of the project-level and cumulative impacts are significant and unavoidable.'
Existing Plus Project Traffic: The proposed Project would generate vehicle trips that would
contribute to unacceptable intersection. roadwa•-_ and freeway operations. and queuing
a-4,.n,cicncic- under Existing Plus Project conditions. No feasible mitigation is available for this
impact As such. the residual significance of this impact is significant and unavoidable.
Mitigation is proposed that would require the applicant to contribute fee, to fund necessary
improvement.,. however, there is uncertainty regarding actual implementation of the
Laprovei.....ts A, such. the tesidual significance of this impact is significant and unavoidable.
Baseline Plus Project Traffic- The proposed Project would generate vehicle trips that would
contribute to unacceptable intersection, roadway, and freeway operations, and queuing
deficiencies under Baseline Plus Project conditions. Mitigation is proposed that would require the
applicant to contribute fees to fund necessary improvements; however. there is uncertainty
regarding actual implementation of the improvements. As such. the residual significance of this
impact is significant and unavoidable.
Future Plus Project Traffic: The proposed Project would generate vehicle trips that would
contribute to unacceptable intersection, roadway, and freeway operations, and queuing
deficiencies under Future Plus Project conditions. Mitigation is proposed that would require the
applicant to contribute fees to fund necessary improvements; however, there is uncertainty
regarding actual implementation of the improvements_ As such: the residual significance of this
impact is significant and unavoidable-
File PC-SR Errata*2 Walrnalt-Anne,8-5-12 1 Pnnt Date 06105/124 41 PM
June 5, 2012-Planning Commission Errata#2
Insert between Page A-182 and 183 of the CEOA Findings(Attachment 7)
a, -r.-.`C':;,r.. '..•= F'.; ,. ,..,. -:_'-E.);.. Er 1".;- Page A-182 of A-192
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In addition, the EIR identified four alternatives to the Project and analyzed whether these alternatives
could avoid or substantially lessen the unavoidable environmental impacts of the proposed Project.
While some of the alternatives could lessen or avoid some of the unavoidable impacts of the proposed
Project, some of the alternatives also resulted in different impacts, and in some cases. increased
environmental impacts, consequently, for the reasons set forth in Section V of these Findings,none of the
following alternatives were determined to be feasible
No Project;No Development
No Project 'Existing Land Use Alternatives
Walman Only Alternative
Reduced Density Alternatives
C. Overriding Considerations
The City of Atascadero, after balancmg the specific economic, legal social, technological and other
benefits of the proposed Project- has determined that the unavoidable adverse environmental impacts
identified above may be considered acceptable due to the following specific considerations which
File PC-SR Errata#2 Mime rEAML B-5-12 w I Pura Dale 0V051124 41 PM
June 5, 2012 -Planning Commission Errata#2
Replaces Page 287 of the Walmart Parcel Map Findings(Attachment 15)
ITEM NUMBER: I - -
Still
DATE: L'S7T£
I dtt Report page! 287 at ' .__
WHEREAS, the Planning Commission has recommended that the City Council approve a
General Plan Land Use Diagram Amendment to change the Land Use Designation of lots within the
project site to Commercial Retail(CR)and High-Density Residential(HDR);and.
WHEREAS, the Planning Commission has recommended that the City Council approve a
Zoning Ordinance Text Change and Zoning Map Amendment to establish zoning code text for Specific
Plan Zone 2 and to change the zoning of lots with the project area to Commercial Retail(CR)and
Residential Multi Family(RMF-20),with a Specific Plan Zone 2 overlay on the entire project site;and.
WHEREAS the Planning Commission has recommended that the City Council approve the
Specific Plan document for the Del Rio Road Commercial Area,which includes a Specific Plan Master
Plan of Development; and,
WHEREAS, a Final EIR,Findmg of Fact and Statement of Overriding Considerationshavebeen
prepared for the project and made available for public review in accordance with the requirements of the
California Environmental Quality Act(CEQA).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. the Fuel EIR,Finding of Fact and Statement of Ovemding Considerations have
been recommended by the Planning Commission for certification by the City Council; and.
WHEREAS, a timely and properly noticed Public Heating upon the Vesting Tentative Parcel
Map apphcanon was held by the Planning Commission of the City of Atascadero at which heanng
evidence,oral and documentary.was admitted on behalf of said application,and_
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public
Hearing held online'' 21111i 'OD,studied and considered Vestmg Tentative Map 2009-0095(AT 09-
0073), after first studying and considenng the Final EAR and Statement of Ovemding Considerations
prepared for the project.and_
NOW. THEREFORE, BE IT RESOLVED that the Planning Conmussion of the City of
Atascadero makes the following findings, determinations and recommendations with respect to the
proposed Vesting Tentative Parcel Map:
SECTION I. Findings of Approval for Vesting Tentative Parcel Map
The Planning Commission of the City of Atasc a dere finds as follows:
1. The proposed subdivision, together with the provisions for its design and
improvement,is consistent with the General Plan and the proposed Specific Plan.
Government Code§§66473.5 and 66474(a)and(b))
As discussed in General Plan Amendment Fmdmg No 4 the Proposed Protect s
consistent with the adopted General Plan Goals Policies and Proarants and the overall
intent of the Genetal Plan Further the Project is specifically designed to be consistent
with the proposed Del Rio Road Commercial Area Specific Plan
The ate has long been considered by the City to be an ideal place for a commercial
center- The Project is partially located within the City's Master Plan
RR PC-SR En ata*12 Mime einneo 65-12 w I Prml Dale OS/05l1 24 41 PM