HomeMy WebLinkAboutPC Resolution 2017-0024Proposed Project Site
EXHIBIT A: Notice of Determination
PLN 2017-1642
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File Date Adopted: July 24, 2017
FROM: Katie Banister, Assistant Planner
City of Atascadero
Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152.1 of the Public
Resources Code.
Project Title: PLN 2017-1642 – Master Plan of Development for St. William’s Parish
Project Applicant: St. William’s Parish, 6410 Santa Lucia Road, Atascadero, CA 93428
Project Owner: Roman Catholic Diocese of Monterey, P.O. Box 2048, Monterey, CA 93942
Project Location: St. William’s Parish, 6410 Santa Lucia Road, Atascadero, CA 93422 (San Luis
Obispo County, 030-271-023)
Project Area
Project Description:
The proposed project consists of expansion of existing St. William’s Parish on 6410 Santa Lucia Road
located in the Residential Multi-Family (RMF-20) zoning district / High Density Residential (HDR) land
use designation. The Atascadero Municipal Code (AMC) defines St. William’s Parish as a “Churches and
Related Activities” use, which is subject to the standards in AMC section 9-6.121. Churches and related
activities located in the residential zoning districts require approval of a Conditional Use Permit (CUP),
consistent with AMC section 9-3.230.
St. Williams Parish proposes a master plan of development for future development of the church property.
Existing
• 6,500 square-foot church
• 3,500 square-foot parish hall
• 2,113 square-foot rectory
• Park-and-Ride lot
Phase 1:
• New 6,385 square-foot youth center,
• Expansion of the parking lot,
• Curb, gutter and sidewalk on the Ardilla Road frontage wrapping around the corner with Santa
Lucia Road, and
• Landscaping.
Phase 2:
• Demolition of the rectory (residence) and parish hall,
• New 14,000 square-foot parish hall with 2nd floor offices,
• New 1,000 square-foot storage building, and
• Curb, gutter and sidewalk on Santa Lucia Road and Venado Avenue.
The removal of three native oaks trees is proposed, including a 24-inch valley oak, 12-inch blue oak and
30-inch valley oak. Street trees on Santa Lucia Road may need to be removed and replaced to
accommodate curb gutter and sidewalk improvements.
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Mark Lowerison / St. William’s Parish
Exempt Status:
Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c))
Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c)
Categorically Exempt (Sec. 15301-15333): 15332
Reasons why project is exempt: The Class 32 Exemption of the California Environmental Quality Act
(CEQA) (Section 15332, In-Fill Development projects) consists of projects characterized as in-fill
development meeting the following conditions:
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.
Churches require a conditional use permit when located in the residential districts. This project is consistent
with its General Plan designation (High Density Residential), all applicable general plan policies, its zoning
designation (Residential Multi Family) and regulations with the approval of a Conditional Use Permit. The
General Plan Consistency Matrix at the end of this Notice of Exemption provides all pertinent General Plan
Policies and how the proposed project is consistent with the General Plan.
b) The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
The proposed project is within the City limits of the City of Atascadero on a site 3.6 acres in size. The
property is surrounded by single & multi-family residential uses. The proposed project is located within an
existing church site, and the proposed project plans to develop new church facilities by building a 6,500
square-foot youth center, and removing the existing parish hall and rectory buildings, and constructing a new
two-story 14,000 square-foot parish hall and 1,000 square-foot storage building. Directly adjacent to the site
are existing residential uses.
c) The project site has no value as habitat for endangered, rare or threatened species.
The project site was developed with a church use in 1941. Areas without structures are used for outdoor
church activities and parking. The oak trees provide limited, fragmented habitat without critical value. No
endangered species are known to inhabit the site.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
Traffic. City Staff analyzed expected daily trips and total peak “hour” trips for the project using the Institute
of Traffic Engineers (ITE) Vehicle Trip Generation Manual, 9th edition. When fully built, the project is
expected to generate 221 daily trips including 14 “AM peak” trips and 2 “PM peak” trips (existing conditions
generate 103 daily expected trips including 7 “AM Peak” trips and 1 “PM Peak” trip) . This calculation
assumes that assembly spaces will be used concurrently; however, the applicant reports the assembly spaces
are used for different purposes and rarely at the same time. Further, the majority of trips are expected on
weekends. No significant impact is expected to peak hour trips.
Noise. Churches are considered a sensitive noise receptor. Due to its proximity to Highway 101, the church
is exposed to transportation noise. An acoustical analysis was prepared to quantify the level of exposure.
Recorded noise levels are currently within the allowed limit for exterior noise. New structures are
conditioned to attenuate interior noise levels and the structures will also block noise in outdoor use areas. No
significant noise impact is expected.
Air Quality. The proposed project has been analyzed for air quality impacts utilizing the San Luis Obispo
County Air Pollution Control District (SLOAPCD) threshold of significance for both construction and
operational impacts, as outlined in the agency’s CEQA Air Quality Handbook, April 2012. Projects expected
to exceed 1150 CO2e (MT/year) of greenhouse gases (GHG) and 25 lb/day of ozone precursors (ROG +Nox)
are considered significant. Emissions are calculated using the size and use of a structure.
The 2012 APCD CEQA Handbook contains operational screening criteria to determine if a proposed
project has a potential to have a significant impact to air quality. SLOAPCD recognizes that a proposed
church would need to exceed 73,000 sf of gross floor area to exceed operational and construction
thresholds for GHG. Similarly, a church exceeding 48,000 sf of gross floor area may cause a project to
exceed the Ozone precursor threshold. Table 2 below shows thresholds of significance for each proposed
use. The proposed size is expressed as a ratio of maximum-size-without-exceeding-thresholds to
demonstrate the cumulative impact of all proposed uses. Per Table 2, the project is expected to produce
332 CO2e (MT/year) (28.9% of the threshold of significance), and 9.6 lb/day of ROG and Nox (38.4% of
the threshold of significance). The proposed project falls below the established threshold for operational and
construction standards for GHG and ozone precursor emissions. The applicant will need to abide by all
applicable construction related rules and regulations for building permits, remodels and demolition.
Table 2. APCD Air Quality Threshold Analysis
Use Proposed
(sq. ft.)
GHG Threshold
(sq. ft.)
GHG
(%)
Ozone Threshold
(sq. ft.)
Ozone
(%)
Church (youth center and
assembly area of parish hall)
16,400 73,000 22.5 48,000 34.2
Offices 4,000 69,000 5.8 104,000 3.8
Storage Building 1,000 173,000 0.6 269,000 0.4
Percentage of maximum allowed pollutant for the entire project 28.9 38.4
Water Quality. During construction, the project will be required to prevent erosion and pollutant-carrying
runoff by stabilizing graded areas and slowing water leaving the site. Once complete, the project must
comply with Regional Water Quality Control Board Post-Construction Stormwater Management
Requirements. The applicant has provided a site plan that does not disturb creeks or natural drainage
patterns, leaves a large portion of the permeable soils on site undisturbed, and will direct runoff to vegetated
areas. At the time of applying for building permits, the applicant will submit a stormwater control plan to the
City staff, who will ensure compliance.
e) The site can be adequately served by all required utilities and public services.
The proposed project is currently served by all utilities including electric (Pacific Gas and Electric Company),
natural gas (Southern California Gas Company) and telecommunication (Charter Cable / AT&T). Existing
public services at the site include sewer service as provided by the City of Atascadero and water service by
the Atascadero Mutual Water Company (AMWC). These service providers have adequate capacity to
continue to serve the site at completion of the project.
Contact Person: Katie Banister, Assistant Planner, kbanister@atascadero.org, (805) 470-3480
Date: July 24, 2017 ________________________________
Katie Banister, Assistant Planner
Attachment A
EXHIBIT B: Conditions of Approval
PLN 2017-1642
Conditions of Approval
Master Plan of Development
St. William’s Parish
6410 Santa Lucia Road
CUP 2017-0311
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
1. Conditional Use Permit 2017-0311 shall be for a master plan of development for a
church and related activities use as described in attached Exhibits C, D, E F, G,
H, and I, located at 6410 Santa Lucia Road (assessor’s parcel numbers 030-271-
023, 030-271-006, 030-271-012, 030-271-015, and 030-271-025), regardless of
owner.
Ongoing PS
2. Tree Removal Permit 2017-0216 allows the removal of 3 oak trees (identified by
the project arborist as trees #102, 104 and 179) totaling 66 inches in diameter on
parcels 030-271-025 and 030-271-006 as shown in Exhibit J, regardless of
owner.
BP PS
3. The approval of this use permit shall become final and effective for the purposes
of issuing building permits fourteen (14) days following the Planning Commission
approval unless prior to the time, an appeal to the decision is filed as set forth in
Section 9-1.111(b) of the Zoning Ordinance.
Ongoing PS
4. 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%, (2) result in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Conditional Use Permit.
Ongoing PS, CE
5. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months
after its effective date. At the end of this time period, the approval shall expire
and become null and void unless the project has received a building permit or a
time extension. The permits for Phase 2 shall be issued within 5 years of the
completion of Phase 1 or the project approvals shall become null and void unless
a time extension is approved.
BP PS
6. The owner and applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or action
brought to challenge an approval by the City, or any of its entities, concerning this
conditional use permit.
Ongoing CA
Planning Services
7. The design of the hall and storage building shall be approved by the Design
Review Committee before building permits are issued for these structures. The
hall shall be limited to a maximum of 15,000 square feet in floor area, and the
storage building shall be limited to a maximum of 1,500 square feet of floor area.
BP PS
8. The three (3) existing cargo containers with space enclosed between the 2nd and
3rd containers may remain on parcel 030-271-025 until the building permit for the
new hall (Phase 1) is finalized. At that time, the containers shall either be
removed or the owner shall apply for a building permit to legalize them. The
cargo containers cannot be altered or expanded, and no additional cargo
containers may be placed on the site unless an amendment to this conditional
use permit is approved. Existing fencing or functionally equivalent screening shall
BP PS / BS
be kept in place between the containers and Venado Avenue.
9. The owner shall provide 159 parking spaces before the building permit for the first
building is finalized. The spaces may be a combination of full size, compact,
motorcycle, and bicycle spaces as permitted by Atascadero Municipal Code 9-
4.115.
BP PS
10. The owner shall provide at least one bicycle rack for five (5) or more bicycles at a
location to be approved by Planning Services staff. Location of bicycle parking
shall be close to a building entry.
BP PS
11. Before building permits for the new hall (Phase 2) can be approved, the owner or
applicant shall provide an assessment of the function of the parking lot for uses
present at that time, and whether the 159 parking spaces provided will be
sufficient for the larger hall. If found by Planning Staff to be insufficient, additional
parking spaces shall be provided, as needed.
BP PS
12. Native trees shall not be removed until the building permit for the youth center
is issued.
BP PS
13. The owner shall mitigate the tree removals by replanting native trees, making
appropriate payment to the tree mitigation fund, or a combination thereof as
shown in Exhibit K. Fifteen-gallon trees may be substituted for five-gallon
replacement trees per the Atascadero Native Tree Guidelines.
BP PS
14. Payment to the tree mitigation fund or approval of a tree replanting and
irrigation plan shall occur before the building permit for the youth center
(Phase 1) is finalized.
BP PS
15. If tree replanting is selected, the owner shall provide drip irrigation to new trees
until they are established.
BP PS
16. The owner shall provide highly-permeable pavers to be placed under the 18-
inch valley oak in the new parking area to be approved by Planning Services
staff.
BP PS
17. The owner shall provide landscaping as generally shown in Exhibit D,
including shade trees in the parking area and street trees on both Ardilla and
Santa Lucia Roads, revegetation of the landscape planters between the
existing parking areas, and new landscaping planters bordering parking areas.
At the time of application for building permits, the owner or applicant shall
provide a landscaping and irrigation plan in conformance with the City Water
Efficient Landscape Ordinance to be approved by Planning Services staff.
BP PS
18. The owner shall provide a three (3) foot tall solid fence, decorative wall or
landscape equivalent between the sidewalk and parking lot where parked cars
are arranged to head toward the street. Sections of this wall may be
constructed in time with frontage improvements.
BP PS
19. The driveway on Venado Avenue shall be blocked by a locked gate, cable or
chain during normal operations. The driveway may be used in emergencies
and occasionally for staff purposes, but shall not be used for ingress or egress
for general parishioner use.
BP PS / FD
20. New lighting shall conform to the standards of Atascadero Municipal Code 9-
4.137 for exterior lighting. All pole lighting shall be shielded from neighboring
properties and buildings. Before the building permit for Phase 1 improvements
is finalized, a nighttime inspection of light intensity and shielding shall be
required to ensure conformance with City standards.
BP PS
21. Exterior lighting shall be placed on a timer device to extinguish lights every
night at 10 o’clock PM, except on those nights when a church function
continues past this time. In that event, lights shall be turned off at the
conclusion of the church function.
Ongoing PS
22. Stucco on the Youth Center shall have a smooth hand-troweled finish. BP PS
23. Colors for the Youth Center shall be a muted earth tone to be approved by
Planning Services Staff.
BP PS
24. Interior noise from exterior sources received in the youth center and new hall
shall be attenuated to a maximum of 45 Leq dB.
BP BS / PS
25. All new utilities and utilities to new structures shall be installed underground. BP PS
Building Services
26. New buildings shall conform to all Building Code requirements including
permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the floor
plan with this conditional use permit does not provide relief from standard Building
Codes in place at the time of submittal of building permits.
The owner or applicant shall obtain a building permit prior to beginning any
demolition or construction work on site.
BP BS
Public Works
27. A Storm Water Control Plan (SWCP) shall be prepared in accordance with City
Standard Specifications and the Regional Water Quality Control Board Res.
No. R3-2013-0032. The SWCP shall be completed on the City standard form
available from the City Engineer.
BP PW
28. A lot merger or lot line adjustment shall be completed as necessary to align
with the proposed building locations in order to conform to property line set
back requirements as defined in the City’s zoning regulations, to the
satisfaction of the City Engineer and Community Development Director.
Easements for access and utilities shall be created or adjusted as necessary,
to the satisfaction of the City Engineer.
BP PW / PS
29. The property owner shall design and construct new street frontage
improvements along all three public street frontages. Frontage improvements
shall be designed and constructed in accordance with City Standards and
Specifications and to the satisfaction of the City Engineer as follows:
a. Ardilla: An integral curb-gutter-sidewalk, driveway approaches, and one
pedestrian curb ramp in alignment with the northerly side of Traffic Way.
b. Ardilla and Santa Lucia intersection: Integral curb-gutter-sidewalk, one
pedestrian curb ramp, and storm drain inlet.
c. Santa Lucia: Curb-gutter-sidewalk and driveway approach. Sidewalk on
Santa Lucia may be detached in accordance with City standards subject
to approval by the City Engineer.
d. Venado: An integral curb-gutter-sidewalk and driveway approach.
The street improvements on Santa Lucia and Venado (identified in c & d
above) may be deferred upon execution of a Covenant & Agreement with the
City to guarantee the future installation of said improvements. The frontage
improvements can be required at any time in the future upon demand of the
City Engineer. The Santa Lucia frontage will not be deferred beyond the time
of construction of Phase 2 (Hall building).
BP PW
30. Prior to final inspection of the public street improvements, the property owner
shall submit record drawings for review and approval by the City Engineer.
BP PW
Fire Department
31. New facilities shall conform to all Fire Code and City Fire Department Policy
requirements including, but not limited to, driveway slope and length, fire truck
turn around, location of fire hydrants, and fire sprinklers.
BP FD
EXHIBIT C: Master Plan of Development / Site Plan
PLN 2017-1642
Existing
Church
Future
Hall
New
Youth
Center
Storage
Building
Expanded
Parking
Area
EXHIBIT D: Landscape Plan
PLN 2017-1642
Plant Pallette
EXHIBIT E: Fencing Plan
PLN 2017-1642
3-foot tall solid fence,
decorative wall or
landscape equivalent
6-foot tall solid
fence or wall
Rail fence to
remain
No fencing
required
Screening around cargo
containers to remain until
containers are removed
6-foot tall solid
fence or wall
Driveway entrance to be
blocked with a locked gate
or similar obstruction
EXHIBIT F: Elevations – Youth Center
PLN 2017-1642
EXHIBIT G: Floor Plan – Youth Center
PLN 2017-1642
EXHIBIT H: Elevation – Conceptual Parish Hall
PLN 2017-1642
EXHIBIT I: Floor Plan – Conceptual Parish Hall
PLN 2017-1642
EXHIBIT J: Topographic Survey and Native Tree Inventory
PLN 2017-1642
X – Tree 102
X – Tree 179
X – Tree 104
EXHIBIT K: Native Tree Mitigation
PLN 2017-1642
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 1 24-inches #102
2 2 12-inches #104
3 3 30-inches #179
4 4
5 5
6 6
Total 0-inches Total 66-inches 66-inches
Mitigation Requirement
req'd tree replacements:0 five gal trees req'd tree replacements:44 five gal trees 44 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 0 five gal trees Remaining Mitigation 44 five gal trees 44 five gal trees
Tree Fund Payment:-$ Tree Fund Payment:2,200.00$ 2,200.00$