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Home My WebLink AboutPC_2018-04-03_AgendaPacket WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website CITY OF ATASCADERO PLANNING COMMISSION AGENDA REGULAR MEETING Tuesday, April 3, 2018 6:00 P.M. Historic City Hall Council Chambers 6500 Palma Avenue, 4th Floor Atascadero, California 93422 CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Jerel Seay Vice Chairperson Tom Zirk Commissioner Duane Anderson Commissioner Ryan Betz Commissioner Mark Dariz Commissioner Josh Donovan Commissioner Jan Wolff 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 DRAFT MINUTES OF MARCH 6, 2018 2. APPROVAL OF DRAFT MINUTES OF MARCH 20, 2018 City of Atascadero Planning Commission Agenda Regular Meeting, April 3, 2018 Page 2 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website PLANNING COMMISSION BUSINESS COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT FOR 9325 EL BORDO PUBLIC HEARINGS 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 disqualify 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. (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).) 4. TENTATIVE PARCEL MAP FOR 3355 CHICO ROAD/3450 TRAFFIC WAY Property Owner: Berean Baptist Church, 9325 El Bordo Ave., Atascadero CA 93422 Representative: Whit’s Turn Tree Care, PO Box 1784, Templeton, CA 93465 Project Title: PLN 2018-1695 – Tree Removal Permit Project Location: 9325 El Bordo, Atascadero, CA APN 055-041-018 (San Luis Obispo County) Project Description: The proposed project consists of a request to remove a 31” Live Oak tree that has been determined to be dead by a Certified Arborist. The tree is located within a parking lot for an existing church. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: (805) 470-3446. Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 201 8-A approving TRP 2018-0224. Property Owner: Brett and Cathy Wingo Representative: Scott Erwin Project Title: PLN 2017-1677 – Tentative Parcel Map Project Location: 3355 Chico Road and 3450 Traffic Way, Atascadero, CA APN 049-072-010, 049-072-008 (San Luis Obispo County) Project Description: The proposed project consists of a request to divide the properties at 3450 Traffic Way and 3355 Chico Road into a total of four parcels. The properties are located at the intersection of Traffic Way and Chico Road between Highway 101 and the Salinas River about 2,000 feet southeast of San Benito Road. City of Atascadero Planning Commission Agenda Regular Meeting, April 3, 2018 Page 3 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website 5. CONDITIONAL USE PERMIT FOR 7480 SANTA YSABEL AVE. COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be on April 17, 2018, at 6:00 p.m. at City Hall Council Chambers, 6500 Palma Avenue, 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 Staff: Katie Banister, Associate Planner, kbanister@atascadero.org, Phone: (805) 470-3480. Proposed Environmental Determination: Categorical Exemption CEQA – Guidelines Section 15315 Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 201 8-A approving TPM 2017-0108. Property Owner: Peoples’ Self Help Housing Representative: Darya Oreizi Project Title: PLN 2018-1684 – Conditional Use Permit Project Location: 7480 Santa Ysabel Ave., Atascadero, CA APN 030-121-041 (San Luis Obispo County) Project Description: The proposed project includes a CUP (Master Plan of Development) and requested parking reduction for an existing 18-unit multi-family residential development. Building upgrades are proposed to modernize the units, add one additional bedroom to five of the existing units, and do site improvements. City Staff: Callie Taylor, Senior Planner, ctaylor@atascadero.org, Phone: (805) 470- 3448. Proposed Environmental Determination: The project qualifies for a CEQA Class 1 Categorical Exemption (Section 15301) for existing facilities. Recommendation: Planning Commission adopt PC Resolution 2018-A, approving Conditional Use Permit 2018-0323 for an existing 18-unit multi-family residential development with parking reduction at 7480 Santa Ysa bel, based on findings and subject to Conditions of Approval. City of Atascadero Planning Commission Agenda Regular Meeting, April 3, 2018 Page 4 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view 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 office 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 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 Community Development Department at 470-3402 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. PC Draft Minutes of 3/6/18 Page 1 of 7 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, March 6, 2018 – 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:04 p.m. Chairperson Anderson called the meeting to order at 6:0 4 p.m. and Commissioner Wolff led the Pledge of Allegiance. ROLL CALL Present: Commissioners Betz, Dariz, Zirk, Wolff, Vice Chairperson Zirk, and Chairperson Seay Absent: Commissioner Anderson (excused absence) Commissioner Donovan (excused absence) Others Present: Recording Secretary, Annette Manier Staff Present: Community Development Director, Phil Dunsmore Public Works Director, Nick DeBar Senior Planner, Callie Taylor Senior Planner, Kelly Gleason APPROVAL OF AGENDA MOTION: By Vice Chairperson Zirk and seconded by Commissioner Wolff to approve the Agenda. Motion passed 5:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Seay closed the Public Comment period. ITEM NUMBER: 1 DATE: 4-3-18 1 PC Draft Minutes of 3/6/18 Page 2 of 7 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF PLANNING COMMISSION MEETING ON FEBRUARY 20, 2018 2. APPROVAL OF TIME EXTENSION FOR 11955 VIEJO CAMINO, CERRO ROBLE DEVELOPMENT (PLN 2014-1529) MOTION: By Commissioner Wolff and seconded by Commissioner Betz to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote. PLANNING COMMISSION BUSINESS None COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS 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 dis qualify 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. (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).) 3. CONDITIONAL USE PERMIT FOR 8120 MORRO ROAD Property Owner: Farid and Manirva Roboz Representative: Jason Akraa Project Title: PLN 2017-1654 – Conditional Use Permit Project Location: 8120 Morro Road, Atascadero, CA APN 030-231-028 (San Luis Obispo County) Project Description: The applicant proposes a mixed-use development to include a ground floor liquor / convenience store (general retail) and 3 residential units on the 2nd floor. 2 PC Draft Minutes of 3/6/18 Page 3 of 7 EX PARTE COMMUNICATIONS Commissioner Dariz heard this project at the Design Review Committee on November 29, 2017. Senior Planner Gleason gave the staff report and answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Manirva Roboz, Kristina Pettit and Kristin Vino. Chairperson Seay closed the Public Comment period. Senior Planner Gleason answered additional questions from the Commission. Chairperson Seay reopened Public Comment period: PUBLIC COMMENT The following members of the public spoke during public comment: Kristina Pettit and Kristin Vino. Chairperson Seay closed the Public Comment period. Senior Planner Gleason and Director Dunsmore answered additional questions from the Commission. MOTION: By Commissioner Dariz recommending the Planning Commission adopt PC Resolution 2018-A, approving a Conditional Use Permit to allow a mixed-use retail and residential development at 8120 Morro Road, based on findings and subject to Conditions of Approval, and he would like to discuss the fence issue, 6’ or 8’? Commissioner Dariz then withdrew his motion, and talked about consistency issues with the fence. Proposed Environmental Determination: The project qualifies for a Class 32 CEQA Exemption. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: (805) 470- 3446. Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 2018-A approving a Conditional Use Permit to allow a mixed-use retail and residential development, based on findings and subject to conditions. 3 PC Draft Minutes of 3/6/18 Page 4 of 7 MOTION: By Commissioner Dariz recommending the Planning Commission adopt PC Resolution 2018-A, approving a Conditional Use Permit to allow a mixed-use retail and residential development at 8120 Morro Road, based on findings and subject to Conditions of Approval, with a condition that only a 6’ fence is the option at the back of this commercial project. Chairperson Seay reopened Public Comment period: PUBLIC COMMENT The following members of the public spoke during public comment: Kristina Pettit, and Dr. Laurie Ferguson. Chairperson Seay closed the Public Comment period. Vice Chairperson Zirk stated that the Commission could not force the developer to pay for anything above and beyond what the code allows. Vice Chairperson Zirk confirmed that the applicant is willing pay for the additional two feet of fencing on their (the developer’s) property line. MOTION: By Vice Chairperson Zirk and seconded by Commissioner Betz recommending the Planning Commission adopt PC Resolution 2018-A, approving a Conditional Use Permit to allow a mixed-use retail and residential development at 8120 Morro Road, with the approval of an 8 foot fence as offered by the developer, as shown across the commercial project’s rear property line, based on findings and subject to Conditions of Approval. Motion passed 5:0 by a roll-call vote. Director Dunsmore clarified that this fence issue is only on the project site, and does not extend beyond the scope of that property line. If these neighbors would like a taller fence that extends beyond this property line, they would need to come to the City to apply for a fence height exception and construction permit. 4. CONDITIONAL USE PERMIT AMENDMENT FOR 6300-6500 EL CAMINO REAL, THE LA PLAZA PROJECT Property Owner: Z3 LLC Representative: RRM Design Group Project Title: PLN 2017-1649 – La Plaza 4 PC Draft Minutes of 3/6/18 Page 5 of 7 EX PARTE COMMUNICATIONS Commissioner Dariz had a brief discussion with Mike Zappas. Vice Chairperson Zirk discussed this project with Derek Kirk, from the Chamber of Commerce. Director Dunsmore gave the staff report and answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Max Zappas, Dr. Laurie Ferguson, Jim Shores, Wendy Richardson, Mike Zappas, and Derek Kirk. Chairperson Seay closed the Public Comment period. MOTION: By Vice Chairperson Zirk and seconded by Commissioner Betz recommending the Planning Commission adopt PC Resolution 2018-A, recommending the City Council approve the La Plaza development project (PLN 2017-1649), including an exception to building height standards and residential density standards, subject to Conditions of Approval. Motion passed 5:0 by a roll-call vote. MOTION: By Vice Chairperson Zirk and seconded by Commissioner Dariz recommending the Planning Commission adopt PC Resolution 2018-B, recommending the City Council approve the Tentative Parcel Map AT 17-0088, including a Road Abandonment to vacate portions of an easement Project Location: 6300-6500 El Camino Real, Atascadero, CA APN 030-193-001, 003, 017, 016, 030, 033 (San Luis Obispo County) Project Description: The proposed project includes an Amendment to a previously approved mixed- use development on previously developed properties within Downtown Atascadero. Proposed project includes 18,000 sf of commercial type uses on the 1st floor, 42 residential units on 2nd and 3rd floors, and 11,761 sf pedestrian plaza located on Atascadero Mall. Portions of excess City right-of-way are proposed to be abandoned to accommodate the project. A subdivision map would perfect right-of-way changes. Proposed Environmental Determination: A Notice of Intent to adopt Mitigated Negative Declaration was circulated from 10/18/17 to 11/7/17 and is available at www.atascadero.org. City Staff: Phil Dunsmore, Community Development Director, pdunsmore@atascadero.org, Phone: (805) 470-3488 Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 2018-A and PC Resolution 2018-B approving the project amendments. 5 PC Draft Minutes of 3/6/18 Page 6 of 7 for public use along El Camino Real, and a portion of right-of-way for Atascadero Avenue pursuant to Section 8332, and recommending a partial vehicular closure of Atascadero Avenue for the construction of a public pedestrian plaza pursuant to Section 12920 of the California Streets and Highways Code (PLN 2017-1649), subject to Conditions of Approval. Motion passed 5:0 by a roll-call vote. 5. CONDITIONAL USE PERMIT FOR 8005 GABARDA AVE. EX PARTE COMMUNICATIONS None Senior Planner Taylor gave the staff report and she and Director DeBar answered questions from the Commission. PUBLIC COMMENT None Chairperson Seay closed the Public Comment period. MOTION: By Commissioner Wolff and seconded by Commissioner Dariz recommending the Planning Commission adopt PC Resolution 2018-A, approving installation of cargo containers at the Property Owner: City of Atascadero, 6500 Palma Ave., Atascadero, CA 93422 Representative: Bob Joslin, Public Works Dept. Project Title: PLN 2099-0367 – CUP 2005-0159 Amendment Project Location: 8005 Gabarda Ave., Atascadero, CA APN 028-421-001 (San Luis Obispo County) Project Description: The proposed project consists of a Conditional Use Permit for cargo containers for storage at the Public Works Maintenance Yard. The Atascadero Municipal Code allows for two (2) or more cargo containers to be permitted through the Conditional Use Permit process. Proposed Environmental Determination: The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act. CEQA Section 15303 exempts new construction of small structures. City Staff: Callie Taylor, Sr. Planner, ctaylor@atascadero.org, Phone: (805) 470-3448. Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 2018-A approving installation of cargo containers. 6 PC Draft Minutes of 3/6/18 Page 7 of 7 Public Works Corp. Yard at 8005 Gabarda, subject to findings and Conditions of Approval. Motion passed 5:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Betz commended staff on their work on the La Plaza project. Director Dunsmore responded to questions regarding downtown development projects. DIRECTOR’S REPORT Director Dunsmore stated that the next hearing is scheduled for March 20, 2018. ADJOURNMENT – 7:44 p.m. The next Regular meeting of the Planning Commission is scheduled for March 20, 2018, at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant 7 PC Draft Minutes of 3/20/18 Page 1 of 3 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, March 20, 2018 – 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:03 p.m. Chairperson Anderson called the meeting to order at 6:03 p.m. and Vice Chairperson Zirk led the Pledge of Allegiance. ROLL CALL Present: Commissioners Anderson, Betz, Dariz, Donovan, Wolff, Vice Chairperson Zirk, and Chairperson Seay Absent: None Others Present: Recording Secretary, Annette Manier Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Kelly Gleason APPROVAL OF AGENDA MOTION: By Vice Chairperson Zirk and seconded by Commissioner Wolff to approve the Agenda. Motion passed 7:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Seay closed the Public Comment period. CONSENT CALENDAR None ITEM NUMBER: 2 DATE: 4-3-18 8 PC Draft Minutes of 3/20/18 Page 2 of 3 PLANNING COMMISSION BUSINESS None COMMUNITY DEVELOPMENT STAFF REPORTS 1. TREE REMOVAL PERMIT FOR 9331-9339 MUSSELMAN DRIVE EX PARTE COMMUNICATIONS None Senior Planner Gleason gave the staff report. There were no questions from the Commission. PUBLIC COMMENT The following member of the public spoke during public comment: Nicole Chatham. Chairperson Seay closed the Public Comment period. MOTION: By Commissioner Donovan and seconded by Commissioner Dariz recommending the Planning Commission adopt PC Resolution 2018-A, approving PLN 2018-1693 to allow the removal of two (2) native trees, totaling 60” dbh, based on findings and subject to Conditions of Approval. Motion passed 7:0 by a roll-call vote. Property Owner: GMS Properties LLC, 19241 Ronald Ave., Torrance Ca 90503 Representative: Nicole Chatham – Turn-Key Property Management Project Title: PLN 2018-1693 – Tree Removal Permit Project Location: 9331-9339 Musselman Drive, Atascadero, CA APN 030-461-042 (San Luis Obispo County) Project Description: The applicant proposes a tree removal permit for two (2) native trees exceeding 24" dbh located at an existing multi-family apartment development. The trees have been determined by a certified arborist to be diseased and pose a safety risk to surrounding people and structures. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: (805) 470- 3446. Recommendation: Staff recommends that the Planning Commission adopt PC Resolution 2018-A approving PLN 2018-1693, to allow the removal of two (2) native trees, based on the findings and subject to mitigation. 9 PC Draft Minutes of 3/20/18 Page 3 of 3 COMMISSIONER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for April 3 , 2018, and gave an overview on upcoming agenda items. Director Dunsmore will be absent from that meeting, and Senior Planner Taylor will be presenting at that meeting. Commissioner Dariz stated he may have a conflict with voting on the Chico Road item due to the radius of where he lives. Director Dunsmore will check into that and let him know if he will be able to vote. ADJOURNMENT – 6:14 p.m. The next Regular meeting of the Planning Commission is scheduled for April 3, 2018, at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant 10 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Planning Commission Staff Report – Community Development Department PLN 2018-1695 Tree Removal Permit RECOMMENDATION(S): Staff recommends that the Planning Commission adopt PC Resolution 2018-A approving PLN 2018-1695, to allow the removal of one (1) native oak tree, based on findings and subject to mitigation. Project Info In-Brief: PROJECT ADDRESS: 9325 El Bordo Ave. Atascadero, CA APN 030-471-004 PROJECT PLANNER Kelly Gleason, Senior Planner 470-3446 kgleason@atascadero.org PROPERTY OWNER Berean Bible Fellowship, 9325 El Bordo Ave, Atascadero, CA 93422 ARBORIST Rodney Thurman, Whit’s Turn Tree Care GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE Single-Family Residential - Z Residential Single Family - Z 0.77 acres Church No new use proposed ENVIRONMENTAL DETERMINATION ☐ Environmental Impact Report SCH: ___________________________ ☐ Negative / Mitigated Negative Declaration No. ___________ ☐ Categorical Exemption CEQA ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☒ No Project – Ministerial Project 11 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Existing Surrounding Uses / Parcel Configurations: Existing Zoning Existing Aerial / Surrounding North: South: East: West: Single-Family Residential Residential Multi- Family 24du/ac (RMF- 24) Single-Family Residential Residential Multi- Family 24du/ac (RMF-24) Analysis: The project site is developed with an existing church facility. An arborist was called out to assess the removal a dead tree within the parking lot of the church bordering Las Lomas Ave. The arborist provided confirmation that the tree was dead beyond reclamation and advised the owner to seek a removal permit through the City. Tree Mitigation: The Atascadero Municipal Code requires mitigation for all trees to be approved for removal. The Tree Ordinance allows for either the replanting of new native trees, or the payment of mitigation fees to the tree fund. Based on the species and the diameter of the tree, payment of $516.67 into the City’s tree mitigation fund is required, or replanting of 10, 5-gallon native trees (4, 15-gallon). Subject Property: 9325 El Bordo Location of Tree removal 12 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero FINDINGS: In considering any tree removal request, at least one of the required findings must be made. Staff has identified the following finding as appropriate for the application request. (i) The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an arborist; ALTERNATIVES: 1. The Commission may approve the project with additional or revised project conditions. 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 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. ATTACHMENTS: 1. Arborist Report 2. Draft Resolution PC 2018-A Bond payment for tree #31, impacted 45% : 13 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Arborist’s Report PLN 2018-1695 14 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Draft Resolution PC 2018-A PLN 2018-1695 DRAFT RESOLUTION PC 2018-A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING THE REMOVAL OF ONE (1) NATIVE OAK TREE BEREAN BIBLE FELLOWSHIP (PLN 2018-1695) 9325 EL BORDO AVE (APN 030-471-004) WHEREAS, an application was received from Berean Bible Fellowship, 9325 El Bordo Ave, Atascadero, CA 93422 (Applicant) for a Tree Removal Permit to remove one (1) native oak tree totaling thirty-one (31) inches DBH; and WHEREAS, an arborist report was received from Rodney Thurman of Whit’s Turn Tree Care certifying the condition of the tree; and, WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit application on April 3, 2018, at 6:00 p.m. and considered testimony and reports from staff, the applicants, and the public; and NOW THEREFORE, the Planning Commission of the City of Atascadero, California, takes the following actions: SECTION 1. Findings for tree removal. The Planning Commission finds as follows: (i) The trees are dead, diseased or injured beyond reclamation, as certified by a tree condition report from an arborist; Fact: The applicant has provided an arborist report that determined that the trees proposed for removal are dead. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on April 3, 2018, resolved to approve PLN 2018-1695, subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Required Tree Removal Mitigation Bond payment for tree #31, impacted 45% : 15 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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: ( ) ABSENT: ( ) ABSTAINED: ( ) ADOPTED: CITY OF ATASCADERO, CA _________________________________________ Jerel Seay Planning Commission Chairperson ATTEST: ___________________________________ Phil Dunsmore Planning Commission Secretary 16 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: Conditions of Approval PLN 2018-1695 Conditions of Approval PLN 2018-1695 9325 El Bordo Ave. Timing FM; Final Map 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. This Tree Removal Permit shall allow the removal of 1 native oak tree at 9325 El Bordo Ave, APN 030-471-004, regardless of owner. - One 31” dbh live oak BP PS 2. The approval of this application shall become final, subject to the completion of the Conditions of Approval, fourteen (14) days following the Planning Commission approval, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Tree removal PS 3. The applicant and/or subsequent owners 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 the proposed tree removal. Ongoing 4. The owner or applicant shall mitigate the tree removal by making a payment of $516.67 to the Atascadero tree mitigation fund or shall replant trees in accordance with the Atascadero Native Tree Ordinance. Tree removal PS 17 ITEM 3 | 4/3/2018 Tree Removal Permit PLN 2018-1695 / Berean Fellowship Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Exhibit B Required Tree Removal Mitigation PLN 2018-1695 Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals dbh notes dbh notes 1 31-inches 1 2 2 3 3 4 4 5 5 6 6 Total 31-inches Total 0-inches 31-inches Mitigation Requirement req'd tree replacements:10 five gal trees req'd tree replacements:0 five gal trees 10 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees 0 box trees (24'')0 box trees (24'')0 box trees (24'') Remaining Mitigation 10 five gal trees Remaining Mitigation 0 five gal trees 10 five gal trees Tree Fund Payment:516.67$ Tree Fund Payment:-$ 516.67$ 18 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Planning Commission Staff Report – Community Development Department Tentative Parcel Map (PLN 2017-1677) RECOMMENDATION(S): Staff recommends the Planning Commission adopt PC Resolution 2018-A approving Tentative Parcel Map AT 17-0135 (TPM 2017-0108) to subdivide two residential parcels into four residential parcels. Project Info In-Brief: The applicant proposes to divide two existing lots at 3450 Traffic Way and 3355 Chico Road into a total of four parcels. The properties are located at the intersection of Traffic Way and Chico Road between Highway 101 and the Salinas River about 2,000 feet southeast of San Benito Road Elementary School. PROJECT ADDRESS: 3450 Traffic Way 3355 Chico Road Atascadero, CA APN 049-072-010 049-072-008 PROJECT PLANNER Katie Banister Assistant Planner 470-3480 kbanister@atascadero.org APPLICANT Scott Erwin PROPERTY OWNER Brett and Cathy Wingo, Trustees of the Wingo Family Trust Kathleen Erwin GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE Single Family Residential (SFR-Y) Residential Single Family (RSF-Y) 4.33 acres One Single- Family Residence Four Single-Family Residences ENVIRONMENTAL DETERMINATION ☐ Environmental Impact Report SCH: ___________________________ ☐ Negative / Mitigated Negative Declaration No. ____ ☒ Categorical Exemption CEQA – Guidelines Section 15315 ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☐ No Project – Ministerial Project 19 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Existing Surrounding Uses / Parcel Configurations: The property is located in the RSF-Y zoning district (Residential Single-Family with a 1-acre gross minimum lot size). . San Benito Road Elementary School is one block to the north on Traffic Way. Properties immediately east of Traffic Way contain a walking path and are zoned Recreation (L) adjacent to the railroad tracks. Existing Zoning Existing Aerial North: South: East: West: Residential-Single Family (RSF-Y) Residential Suburban (RS) Residential-Single Family (RSF-Y) Residential Suburban (RS) Residential-Single Family (RSF-X and RSF-Y) The Lakes (RSF-Y PD-14) Residential-Single Family (RSF-Y) San Benito Road Elementary School Summary: The project is the subdivision of two gently sloping residential parcels into 4 parcels. Existing Parcels 3450 Traffic Way Parcel 2 of ATAL 17-0114 Gross Area: 1.23 acres Net Area: 1.08 acres 3355 Chico Road Lot 1-B, 3AC-MB-24 Gross Area: 3.10 acres Net Area: 2.98 acres RSF-Y RSF-X RSF-Y PD-14 RS P 3450 Traffic Way 3355 Chico Road 20 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The property at 3450 Traffic Way is currently vacant. The lot lines of this property were recently adjusted to increase its size from 1.14 gross acres to 1.23 gross acres (PLN 2017-1670). The City has received a building permit application for a single -family residence on this lot. The property at 3355 Chico Road is currently 3.10 gross acres and contains a single- family residence and two detached accessory structures. Two large chicken barns were recently demolished on the property. The Tentative Map would divide the property at 3355 Chico Road into three parcels. The lot farthest from Chico Road would be configured as a flag lot with an accessway though the lot at 3450 Traffic Way. Proposed Parcels Parcel A 3325 Chico Road Gross Area: 1.05 acres Net Area: 0.99 acre Parcel B 3355 Chico Road Gross Area: 1.05 acres Net Area: 0.99 acre Parcel C 3470 Chico Road (flag lot) Gross Area: 1.13 acres Net Area: 1.00 acre Parcel D 3450 Chico Road Gross Area: 1.10 acres Net Area: 0.97 acre Analysis: Slope. The entire site has an average slope of approximately 2%. The Atascadero Subdivision Ordinance (Atascadero Municipal Code (AMC) 11 -6.25) precludes the creation of lots where the average slope is greater than 30 % unless an adequate building envelope is identified with a slope less than 20%. None of the proposed lots will exceed this standard. Septic leach fields are not permitted on slopes greater than 30%. None of the proposed lots will require leach fields that exceed this standard. Depth-to-width ratio. The Atascadero Subdivision Ordinance (AMC 11 -6.23) limits the depth-to-width ratio of new lots to 3:1 “unless there is adequate assurance that deep lot subdivisions and subsequent development will be accomplished without detriment to adjacent properties.” None of the proposed lots exceed this standard. Establishing a principal use. Atascadero Municipal Code Section 9-6.102 requires the establishment of a primary use before an accessory use may be established. Proposed Lot A has an existing garage (accessory use), but no existing residence (primary use). Conditions of the attached draft resolution require the applicant to rectify the situation before the map may be recorded. Possible solutions available to the applicant include: 1. Demolish the garage structure, or 2. Convert the garage that will be located on Parcel A int o an accessory dwelling unit. Staff has provided several conditions in the draft resolution to address this issue. 21 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Detail of Tentative Parcel Map AT 17-0135 Flag Lots: Atascadero Municipal Code 11-6.26 allows the creation of flag lots when the original lot has frontage on a dedicated street and specific findings can be made. The subject lots each have street frontage. Staff has provided discussion regarding findings in the attached draft resolution. When creating a flag lot, the area of the accessway (i.e. flag pole portion of the lot) cannot be counted toward the required area of any lot. When the accessway is 150 feet or more in length, its width must be at least 24 feet. The accessway servicing proposed Parcel C is approximately 205 feet long and 24 feet wide ; a total area of approximately 4,920 square feet. Although the accessway will be owned in fee by the owner of Parcel C, this area is not counted towards its gross or net area. 22 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero When the accessway is more than 150 feet in length, the Subdivision Ordinance identifies that the driveway should be paved to a width of 20 feet unless the Planning Commission approves otherwise (AMC 11-6.26). The applicant has requested the driveway requirement be reduced in width to meet the fire department standard design for a single-family residence. The Community Development Director, City Engineer and City Fire Marshall have determined a 12-foot wide paved driveway with 2-foot gravel road base shoulders is adequate for this site. The driveway will only serve two lots. A fire truck turnaround is also required for any residence with a driveway longer than 150 feet. A condition is provided in the attached draft resolution reducing the driveway width . Should the Planning Commission decide to uphold the 20 -foot wide driveway requirement of the Subdivision Ordinance, the commission should delete the condition . Conclusion: The subdivision of 3355 Chico Road and 3450 Traffic Way meets all requirements of the General Plan. As conditioned, the subdivision also meets the requirements of the Zoning Ordinance and Subdivision Ordinance. ENVIRONMENTAL DETERMINATION: The subdivision is categorically exempt from the California Environmental Quality Act (CEQA) as a Class 15 exemption for minor land divisions that conform to the General Plan and Zoning Ordinance, where services and access are available, the lot has not been involved in another division within the previous 2 years and the average slope is less than 20 percent. The project is in proximity to an area with known archeological resources, which are generally closer to the Salinas River and Adobe Springs. A Phase 1 Archeological Report was prepared for the properties. Neither the field survey nor review of previous archeological work in the area revealed resources on the subject properties. FINDINGS: To approve Tentative Parcel Map 2017-0108, the Planning Commission must make the following findings. These findings and the facts to support these findings are included in the attached draft resolution. Tentative Parcel Maps 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)), and 2. The site is physically suitable for the type of development (Government Code§ 66474(c)), and 3. The site is physically suitable for the proposed density of development (Government Code § 66474(d)), and 23 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 4. 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. (Government Code § 66474(e)), and 5. The design of the subdivision or the type of improvements will not cause serious health problems. (Government Code § 66474(f)), and 6. The design of the subdivision will not conflict with ease ments for access through, or use of, property within the proposed subdivision. (Government Code § 66474(g)), and 7. The installation of public improvements are necessary prior to recordation of a Final Map in order to insure orderly development of the surrounding area (Government Code § 66411.1(b)(2). Flag Lots 1. The subdivision is consistent with the character of the immediate neighborhood , and 2. The installation of a standard street, either alone or in conjunction with neighboring properties, is not feasible, and 3. The flag lot is justified by topographical conditions. 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 stated in any vote on the attached resolution. 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. ATTACHMENTS: 1. Draft Resolution PC 2018-A 24 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Draft Resolution PC 2018-A PLN 2017-1677 DRAFT RESOLUTION PC 2018-A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP AT 17-0135 (PLN 2017-1677 / TPM 2017-0108) 3355 CHICO ROAD (APN 049-072-008) AND 3450 TRAFFIC WAY (APN 049-072-010) (ERWIN) WHEREAS, an application has been received from Scott Erwin, 3355 Chico Road, CA 93422 (Applicant); Kathleen Erwin, 3355 Chico Road, Atascadero, CA 93422 (owner); and Brett and Cathy Wingo, 1235 Chateau Dr., San Jose, CA 95120 (owners); to consider a project consisting of Tentative Parcel Map 2017-0108 to allow the subdivision of two parcels into four parcels at 3355 Chico Road (APN 049-072-008) and 3450 Traffic Way (APN 049-072-010); and, WHEREAS, the site’s current General Plan Designation is Single-Family Residential (SFR-Y); and WHEREAS, the site’s current zoning district is Residential Single-Family (RSF-Y); and WHEREAS, the minimum lot size within the RSF-Y zoning district is 1-acre (gross) for new subdivision, consistent with the Atascadero Municipal Code; and WHEREAS, the accessway serving a flag lot cannot be included in the required lot area of any lot; and WHEREAS, the site has a gross area of 188,641 square feet (4.33 acres); and WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA Guidelines Section 15315 for minor land divisions; 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 Tentative Parcel Map application was held by the Planning Commission of the City of Atascadero, at 25 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero which hearing evidence, oral and documentary, was admitted on behalf of said Tentative Parcel Map; and WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on April 3, 2018, studied and considered Tentative Parcel Map 2017-0108; and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for approval of Tentative Parcel Map. The Planning Commission finds as follows: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan (Government Code§§ 66473.5 and 66474(a) and (b)). Fact: The General Plan designation for the site is Single-Family Residential with a one-acre minimum lot size (SFR-Y). The lots created will be 1.05, 1.05, 1.13, and 1.1 acres (gross) respectively. They will also have a General Plan designation of SFR-Y. 2. The site is physically suitable for the type of development (Government Code§ 66474(c)). Fact: The lots are located at the intersection of Traffic Way and Chico Road with utilities, excepting the City sewer, available. The site is surrounded by similarly-sized, single-family residential properties. The topography is relatively flat (less than 2% grade). The soils are moderately well drained, with a fine sandy loam texture at the surface. 3. The site is physically suitable for the proposed density of development (Government Code § 66474(d)). Fact: The proposed lots are each one acre in size. Under current standards, each lot could be developed with a primary residence, accessory dwelling unit, and two detached accessory structures. The flat topography and suitable soil conditions can support the proposed maximum density. 4. The design of the subdivision or the propos ed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (Government Code § 66474(e)), and Fact: The site has previously been used for residential and agricultural purposes. It does not have significant tree coverage or water drainage features that might support fish or significant wildlife habitat. The project will utilize existing roads and will not affect the drainage pattern of the neighborhood. Future residences are subject to post-construction stormwater requirements that will prevent significant impact to the Salinas River, which is approximately 3,000 feet to the northeast. 26 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 5. The design of the subdivision or the type of improvements will not cause serious health problems. (Government Code § 66474(f)), and Fact: The eventual construction of several single-family residences near the core of the City will not cause serious health problems. 6. The design of the subdivision will not conflict with easements for access through or use of property within the proposed subdivision. (Government Code § 66474(g)), and Fact: No existing easements are affected by this subdivision. 7. The installation of public improvements are necessary prior to recordation of a Final Map in order to insure orderly development of the surrounding area (Government Code § 66411.1(b)(2), and Fact: Public improvements are largely installed for the site. The tentative map is conditioned so the applicant will provide a public utilities easement (PUE) with the map. 8. The [flag lot] subdivision is consistent with the character of the immediate neighborhood, and Fact: The neighborhood consists of larger colony lots that have been subdivided over time. Two flag lots are located between Tract 2317 (Orillas Way) and San Benito Road Elementary School. One is 900 feet to the west and the other is 300 feet to the east on Traffic Way from the subject site. It appears there are two other lots in the same neighborhood that have adequate area to be subdivided and would likely require a flag lot design. 9. The installation of a standard street, either alone or in conjunction with neighboring properties, is not feasible, or not necessary for existing and future circulation, and Fact: The blocks in the neighborhood are generally large, deep lots that have already been developed with single family residences. A new road is not necessary to serve existing or proposed lots. This parcel map does not include all the parcels needed to complete a street between Traffic Way and Del Rio. The addition of a road exceeds the need of the proposed project and exceeds the anticipated circulation needs given the existing zoning and General Plan. Such a road would not result in a significant benefit to the neighborhood or further circulation needs. 10. The flag lot is justified by topographical conditions. Fact: The site is surrounded by developed parcels, and the lot sizes anticipated by the General Plan cannot be achieved without the use of a flag lot. The topography does not preclude the use of a flag lot configuration. 27 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a special session assembled on April 3, 2018, resolved to approve Tentative Parcel Map AT 17- 0135 (TPM 2017-0108) subject to the following: EXHIBIT A: CEQA Notice of Exemption EXHIBIT A: Conditions of Approval EXHIBIT B: Tentative Parcel Map 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 ______________________________ Jerel Seay Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 28 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: CEQA Notice of Exemption PLN 2017-1677 / TPM 2017-0108 29 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT B: Conditions of Approval PLN 2017-1677 / TPM 2017-0108 Conditions of Approval Tentative Parcel Map AT 17-0135 3450 Traffic Way 3355 Chico Road PLN 2017-1677 / TPM 2017-0108 Timing BL: Business License FM: Final Map GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Planning Services 1. The approval of this application shall become final 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 2. Approval of this Tentative Parcel Map shall be valid for a period of twenty-four (24) months and shall expire on April 3, 2020, consistent with Section 66452.6(a)(1) of the California Subdivision Map Act. FM 3. The approved Tentative Parcel Map may be extended consistent with Section 66452.6(e) of the California Subdivision Map Act. A one (1) year extension may be granted consistent with Section 9-2.117(a) of the Atascadero Municipal Code. Any subsequent tentative map extensions shall be consistent with Section 11-4.23 of the Atascadero Municipal Code. FM 4. The Subdivider 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 the subdivision. Ongoing 5. Prior to recordation of the Parcel Map, the Subdivider shall pay all applicable Quimby Act fees to the City. FM 6. Prior to recordation of the Parcel Map, the Subdivider shall either establish an allowed primary use or eliminate the accessory use on Parcel A. FM 7. If Subdivider chooses to eliminate the accessory use on Parcel A to satisfy Condition 6 above, the Subdivider shall obtain a demolition permit for the garage from the City before commencement of demolition. BP/FM 8. If Subdivider chooses to construct an accessory dwelling unit on the property at 3355 Chico Road within the bounds of Parcel A prior to recordation of the Parcel Map to satisfy Condition 6 above, the residence shall be limited to the maximum area permitted for an accessory dwelling unit. The structure shall meet all requirements of a single- family residence on a separate parcel including, but not limited to, development impact fees, fire suppression sprinklers, and separate utilities including on-site septic waste system. BP/FM 9. Parcel C shall be served by a minimum 12-foot wide paved driveway with 2-foot gravel road base shoulders within the accessway. If the City Engineer adopts driveway standards for single-family residences requiring wider pavement prior to the construction of a residence on Parcel C, the more restrictive (wider) standard shall be required. The BP 30 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval Tentative Parcel Map AT 17-0135 3450 Traffic Way 3355 Chico Road PLN 2017-1677 / TPM 2017-0108 Timing BL: Business License FM: Final Map GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy City Fire Marshall may require additional driveway width at such time a third or more residences are served by the driveway. 10. All new residential units are subject to City development impact fees current at the time of building permit issuance. BP Engineering GENERAL 11. Documents required to be recorded concurrently with the Parcel Map (e.g. - off-site rights-of-way dedications, easements exterior of the tract boundary or not shown on the map, agreements, CC&Rs, etc.) shall be listed on the certificate sheet of the map. 12. The City of Atascadero may require an additional map sheet for information purposes in accordance with the Subdivision Map Act. 13. In accordance with the Subdivision Map Act section 66411.1(b) and the City of Atascadero Municipal Code section 11-8.22, public improvements (e.g. - utility services, driveway approaches, road pavement, etc.) are postponed to the time of development of each parcel. 14. A licensed civil engineer or geotechnical engineer shall prepare a percolation test report for each parcel within the subdivision prior to recordation of the Parcel Map. EASEMENTS 15. The Subdivider shall dedicate an easement over the flag portion of Parcel C for common driveway purposes for the benefit of Parcel D. 16. Wherever an easement is created for commonly owned or operated improvements for the benefit of more than one parcel, there shall be a maintenance and operations agreement recorded, to the satisfaction of the Community Development Director and Public Works Director. 17. The Subdivider shall dedicate a 6-feet wide public utility easement (PUE) contiguous to the Chico Road and Traffic Way rights-of-way. STREET 18. At the time of construction of each parcel, the following improvements are required: a. A City Standard driveway approach b. Each lot shall be served with separate laterals for water, power, gas, telephone & cable TV, to the satisfaction of the City Engineer. GRADING & DRAINAGE 19. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities. The WDID number provided upon acceptance of the SWPPP into the State’s SMARTS 31 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval Tentative Parcel Map AT 17-0135 3450 Traffic Way 3355 Chico Road PLN 2017-1677 / TPM 2017-0108 Timing BL: Business License FM: Final Map GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy system registration shall be noted on the Title Sheet of the Public Improvement Plans. 20. A detailed hydrology study shall be prepared and submitted for review and approval by the City Engineer. Storm water detention or retention facilities may be required. The study shall analyze the change in stormwater run-off between existing site conditions and post-development (at full build- out) and shall include design and sizing recommendations of storm water improvements to be included in the subdivision improvement plans. Storm water control measures shall be designed to detain a 50-yr storm event (post-development) with a discharge rate equal or less than a 2-yr storm event (pre-development). 21. Detention and/or retention basins and associated drainage improvements shall be privately owned and maintained by each property owner. STORMWATER 22. 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. 23. A Storm Water Control Plan (SWCP) is required and shall be applied to the complete subdivision as a whole. The SWCP shall include: a. An estimate of impervious surfaces at full build-out of the subdivision b. Post-Construction Requirements (PCR) based on the total build-out estimated in item (a) above c. A list of Structural Control Measures (SCM) associated with each PCR d. The area (in SF) of the impervious surface associated with each PCR e. A diagram showing that all PCRs can be contained in each parcel without the use of a common detention system. When a project includes PCRs 3 or 4 an Operations/Maintenance Plan & Schedule (OMPS) is required to be prepared for each PCR. In soils types not conducive to percolation, the plans may be required to include details for amended permeable layers of material below drainage features and the basin to enhance and promote percolation of storm water. 32 ITEM 4 | 4/3/2018 Tentative Parcel Map PLN 2017-1677 / Erwin Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Exhibit B: Tentative Parcel Map AT 17-0135 PLN 2017-1677 / TPM 2017-0108 33 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Planning Commission Staff Report – Community Development Department Multi-family Residential CUP/ 7480 Santa Ysabel Ave. (PLN 2018-1684) RECOMMENDATION: Design Review Committee recommends: Planning Commission adopt PC Resolution 2018-A, approving Conditional Use Permit 2018-0323 for an existing 18-unit multi-family residential development with parking reduction at 7480 Santa Ysabel, based on findings and subject to Conditions of Approval. Summary: The proposed project includes a CUP fo r an existing 18-unit multi-family residential development. Building upgrades are proposed to modernize the units, add ADA upgrades, add one additional bedroom to five of the existing units , and do site improvements. A parking reduction is being requested , which includes a reduced parking count in comparison to the Municipal Code standards and relief from the requirement to install covered parking onsite. PROJECT ADDRESS: 7480 Santa Ysabel Ave. Units #1 - #18 Atascadero, CA APN 030-121-041 PROJECT PLANNER Callie Taylor, Senior Planner 470-3448 ctaylor@atascadero.org PROPERTY OWNER Peoples’ Self Help Housing GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE High Density Residential (HDR) RMF-20 1.11 acres 18 multi-family units 5 additional bedrooms & site improvements ENVIRONMENTAL DETERMINATION ☒ Categorical Exemption CEQA – Guidelines Section 15301 34 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Existing Surrounding Uses / Parcel Configurations: Existing Zoning Existing Aerial / Surrounding North: South: East: West: High density residential (RMF-20) High density residential (RMF-20) Multi-family residential (RMF-10 & RMF-20) Commercial (CP & CR), El Camino Real Background: The subject site, known as Atascadero Gardens, was previously developed with 18 multi-family residential units in 1974, prior to City incorporation. Peoples’ Self Help Housing purchased the site in 1998 and installed some initial improvements, including a shared laundry room and some minor site upgrades. Peoples’ Self Help Housing owns and manages the site, which provides housing to low and very-low income residents. The Atascadero Municipal Code requires a Conditional Use Permit (Master Plan of Development) to be approved for residential developments of 12 units or more. Since the project was developed under County zoning over 40 years ago, a Conditional Use Permit was never processed, and the existing development is therefore considered existing non-conforming due to lack of entitlement. In order to bring the site into compliance and permit expansion of five units for additional bedrooms, a CUP is being processed and a parking reduction is being requested. DRC Review The DRC discussed the proposed project on February 28, 2018. The DRC recommended that the applicant work with City staff to look at options to add additional parking to provide at least 30 onsite spaces. The DRC requested that staff look into setback reductions to provide for additional parking closer to the street, and possibly a waiver for installation of frontage improvements to help lower project costs. The DRC recommended the applicant work with City staff to choose a new paint color to update 35 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero the exterior and match the roofs, and that the applicant improve the fencing onsite and install drought tolerant landscape along both project frontages. Analysis: The subject site is zoned high density multi-family, which would allow for up to 27 units on the 1.11 acre subject site. AMC Section 9 -2.110 requires a CUP for multi-family residential developments consisting of twelve (12) or more units, even if multi-family residential units are an allowed use on the subject lot. AMC Section 9-7.106 (nonconforming uses of land) states that a nonconforming use may not be enlarged, increased, or extended to occupy a greater area of land unless the site is brought into compliance. Therefore, a Conditional Use Permit is required in order to bring the site into compliance and permit the additional 5 bedrooms as proposed by the applicant. The owner, Peoples’ Self Help Housing, is applying for a Tax Credit grant to obtain funding to upgrade the site. One (1) additional bedroom is proposed to be added to five (5) of the existing units to make the project eligible for tax credits. The existing kitchens in these five units would be converted into bedroom s, and new kitchens are proposed to be added to the side of the units. The visual impact of the additions will be minimal , and DRC had no concerns regarding the design or location of the additions. Building upgrades are also proposed in order to provide two (2) ADA accessible units and modernize the units. Example of Proposed Addition Conditions of Approval have been added to the attached resolution which will require the applicant to work with City staff to choose an appropriate exterior paint color, and to submit a landscape, irrigation, and fencing plan with building permits, as recommended by DRC. 36 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Site Plan 37 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Parking Reduction Request There are currently 24 uncovered parking spaces on the subject site which serve the existing 6 1-bedroom units and 12 2-bedroom units. Five of the 2-bedroom units are proposed to be enlarged to become 3-bedrooms. Typically, five additional bedrooms would only trigger 2.5 additional parking spaces. However, the existing site is does not comply with AMC standards for the number of required spaces. AMC Section 9-7.111 (nonconforming parking) is very specific regarding expansion of under parked sites. The code states that expansion of the use may only be permitted a fter the requirements for off-street parking have been met for the existin g structures, as well as for any expansion. Per Municipal Code standards, a total of 39 parking spaces (21 uncovered and 18 covered) are required for the project based on the number of bedrooms proposed . Atascadero Municipal Code Parking Standards Number of Units Proposed Parking Requirement Covered Parking Required Uncovered parking required 6 1-bedroom units 1.5 spaces per 1-bedroom unit 6 covered spaces 3 spaces 7 2-bedroom units 2 spaces per 2-bedroom unit 7 covered spaces 7 spaces 5 3-bedroom units 2.5 spaces per 3-bedroom unit 5 covered spaces 7.5 spaces Guest Parking 1 space per 5 units none 3.6 spaces Total Number of Parking Spaces Required 18 covered spaces 21.1 uncovered spaces Atascadero Municipal Code section 9-4.115(h) allows the parking standards of the code to be modified through the Conditional Use Permit process based upon specific findings. The Planning Commission must make a finding that the characteristics of the use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by the title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use. In addition to the parking relief provided by AMC section 9-4.115(h), the City can also allow certain “concessions” or developer incentives to provide affordable housing. Peoples’ Self Help Housing is applying for tax credits in order to continue to provide 18 low and very-low income units on site. California Government Code (CGC) Section 65915 and City of Atascadero’s Municipal Code Section 9-3.804 list potential concessions to provide affordable housing. A “reduction of vehicular parking standards” is identified as a potential concession under AMC Section 9-3.804. Although the applicant is not requesting additional density with the proposed project, the applicant can request concessions from the City in order to make the affordable housing development feasible. Based on the parking standards of CGC§ 65915(p), a total of 30 parking spaces would be required by applying the parking incentive concession. 38 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero California Government Code § 65915 – Density Bonus Parking Standards Number of Units Proposed CGC§ 65915 Parking Requirement CGC§ 65915 Parking Required for Project 6 1-bedroom units 1 spaces per 1-bedroom unit 6 spaces 7 2-bedroom units 2 spaces per 2-bedroom unit 14 spaces 5 3-bedroom units 2 spaces per 3-bedroom unit 10 spaces Total Number of Parking Spaces Required 30 spaces Originally, the applicant proposed to add 2 uncovered parking spaces to the parking lot located off Santa Ysabel Avenue, thereby bringing the total onsite parking count to 26. DRC reviewed this request and directed the applicant to find locations to provide four additional parking spaces, possibly within setbacks closer to the back of sidewalk. The DRC recommended that the applicant provide a total of 30 on-site parking spaces. After looking at many options for the two lots, the applicant has submitted an updated site plan which provides an additional four (4) parking spaces at the front of the Santa Ysabel parking lot, which brings the total onsite parking to 30 spaces. The added parking will encroach into the side/front setback, where it is proposed approximately 7 feet from the back of the sidewalk on Santa Ysabel. Standard setbacks in the multi- family zone are 15 feet at the front yard, and 10 feet on a corner side yard. Required parking is not normally allowed to encroach into the setback. However, per AMC section 9-4.115(h), the parking standards of the code can be modified by Planning Commission to allow the location with setback encroachment as currently proposed and recommended by DRC. DRC agreed that adding carports on the subject site is not necessary as it would be an unsightly addition and would not enhance the appearance of the site. The open parking currently located on site has been serving the development for several decades. Peoples’ Self Help Housing manages the units and ensures that residents are able to adequately park their vehicles on site. The tenants that Peoples’ Self Help Housing serves typically do not have multiple vehicles per household. Peoples’ surveyed their existing residents and found that there were 17 vehicles owned by the tenants of the existing 18 units within Atascadero Gardens. The 2 and 3-bedroom units are typically rented to families with children, and there are several units at Atascadero Gardens rented to seniors who do not have a car. The site is located close to transit and is a walkable area, close to commercial services. 39 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Frontage Improvements Atascadero Municipal Code section 9-4.159 (curbs, gutters and sidewalks) and Section 9-4.160 (streets) require frontage improvements to be installed when the valuation of structure improvements on a site exceed 25% of the total value of all improvements existing on the site. On the subject site, this means that the owner is required to install frontage improvements, including a sidewalk along Pueblo Avenue, if the valuation of the project improvements exceeds $266,412. The DRC recommended that City staff look into possibly waiving the requirement for frontage improvements in order to minimize costs for this affordable housing project. However, Public Works and Community Development staff have determined that the City does not have the ability to waive the code requirement for frontage improvements on a high density residential site. The code sections regarding grading, wastewater, and public streets, are written to protect public health and welfare and do not provide many exception processes. AMC Section 9-4.159 does include frontage exceptions in limited situations, including minor projects in the single-family zone, incompatible grade, or premature development. However, the code is very specific that within the urban services line and within the high density residential land use designation, concrete curb, gutter, and sidewalk are required, and no exceptions may be provided. The project frontage on Pueblo Avenue currently has a curb and gutter, but it is one of the last remaining sections on Pueblo Avenue that does not have sidewalk. Construction of this sidewalk will provide a vital pedestrian link in this high-density zone, as required by Atascadero Municipal Code standards. ENVIRONMENTAL DETERMINATION: The proposed project is Categorically Exempt (Class 1) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 1 5000, et seq.) CEQA pursuant to CEQA Guidelines Section 153 01 (Existing Facilities). The project includes minor alterations to existing structures, and the additions to existing structures will not result in an increase of more than 50% of the floor area of the structures before the addition, and are less than 2,500 square feet total. The surrounding area is not environmentally sensitive , and includes urban uses without valuable habitat for threatened species. The Notice of Exemption is included in the draft resolution. 40 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero FINDINGS: To approve Conditional Use Permit 2018-0323, the Planning Commission must make the following findings. These findings and the facts to support these findings are included in the attached resolution (Attachment 4). Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv) 1. The proposed project or use is consistent with the General Plan ; and, 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element; and, 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council; and, Parking Modification (AMC Section 9-4.115(h) 7. The characteristics of the use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by the Zoning Ordinance, and the reduced parking will be adequate to accommodate on the site all parking needs generated by the uses on the subject site. 41 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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. ATTACHMENTS: Attachment 1: Site Aerial Attachment 2: Site Photographs Attachment 3: Applicant’s Project Description Attachment 4: Draft Resolution PC 2018-A 42 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Site Aerial PLN 2018-1684 43 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Site Photographs PLN 2018-1684 44 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 45 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 46 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Applicant’s Project Description PLN 2018-1684 47 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Draft Resolution PC 2018-A PLN 2018-1684 DRAFT PC RESOLUTION 2018-A CONDITIONAL USE PERMIT RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A MASTER PLAN OF DEVELOPMENT FOR AN 18-UNIT MULTI-FAMILY DEVLOPMENT, WITH PARKING EXECPTION PEOPLES’ SELF HELP HOUSING 7480 SANTA YSABEL AVE / 030-121-041 (PLN 2018-1684) WHEREAS, an application has been received from Peoples’ Self Help Housing, 3533 Empleo, San Luis Obispo, CA 90401 (Applicant and Owner) to consider Planning Application PLN 2018-1684, for a project consisting of a Conditional Use Permit (CUP 2018-0323) for an 18-unit multi-family residential development with parking reduction on a 1.11 acre site located at 7480 Santa Ysabel Ave., Atascadero, CA 93422 (APN 030-121-041); and, WHEREAS, the site’s current General Plan Land Use Designation is High Density Residential (HDR); and, WHEREAS, the site’s current Zoning District is Residential Multi-family-20 (RMF-20); and, WHEREAS, in order to permit expansion of the existing development to add five additional bedrooms, the site must be brought into conformance with a Master Plan of Development (Conditional Use Permit) and parking exception to be approved by Planning Commission; and, WHEREAS, the Design Review Committee reviewed the proposed project on February 28, 2018 and provided recommendations to the Planning Commission regarding the site plan and appearance of the project; and, WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with CEQA Guidelines Section 15301: Existing Facilities; 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, 48 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit 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, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on April 3, 2018, studied and considered PLN 2018-1684; and, NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Atascadero makes the following findings, determinations and recommendations with respect to the proposed Conditional Use Permit: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project is Categorically Exempt (Class 1) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15301, for projects which include minor alterations to existing structures. A notice of determination is included as Exhibit A. SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan; and, Fact. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies and Programs 1.1 for guiding new development into the urban core; 1.1.7 for infill development; and 15.1 for directing growth to an area with existing City services. The project is consistent with Circulation Element (CIR) Policies and Programs 1.5.3 for landscaping, lighting, screening and shade trees in the parking lot; and 2.3.1 for providing adequate sidewalks. 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, Fact. The proposed 18-unit multi-family development and proposed parking exceptions can be permitted through the Conditional Use Permit process as identified in the Municipal Code. The proposed structures, additions, and site plan are consistent with the applicable provisions of the Atascadero Municipal Code with the approval of the subject entitlement and exceptions provided by Atascadero Municipal Code section 9-4.115(h). 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 49 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Fact. The proposed addition of five (5) bedrooms, six (6) on-site parking spaces, building renovations, and site improvements will improve the site and enhance the neighborhood. The development is currently existing non-conforming due to lack of entitlement and being under parked. The proposed project will improve the site and will not be detrimental to the health, safety or welfare of the general public. 4. The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, Fact. The 18-unit multi-family residential development is consistent with surrounding uses and high density RMF-20 zoning. The proposed project improvements will create orderly development by improving the site and bringing it into compliance with Municipal Code requirements. 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element; and, Fact. The proposed addition of five (5) bedrooms, six (6) on-site parking spaces, building renovations, and site improvements will not generate large volumes of traffic. The onsite parking will improve parking supply for the project and ease the need for on street parking. Existing roads are adequate to serve the project, and frontage improvements shall be installed on Pueblo Avenue to fill a missing link in the sidewalk along the project frontage , if required based on project valuation. 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact. The Design Review Committee has reviewed the proposed project and found the site plan and elevations to be consistent with the criteria in the City’s Design Review Manual. SECTION 3. Findings for Planning Commission Parking Modification . The Planning Commission finds as follows: 1. The characteristics of a use or its immediate vicinity do not necessitate the full number of parking spaces, type of design, or improvements required by the Zoning Ordinance and the reduced parking will be adequate to accommodate on the site all parking needs generated by the uses on the subject site. Fact. The use is an 18-unit affordable housing project. The parking count proposed (30 spaces) is consistent with the number of parking spaces required by California Government Code § 65915 (Density Bonus Parking Standards) for an affordable housing project of this size and bedroom count. The site is zoned high density residential and is close to commercial, services, and public transit, which reduces the need for multiple vehicles per household. Management of the affordable housing project by Peoples’ Self Help Housing helps to alleviate any parking conflicts and designate spaces for tenants and guests. 50 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The Municipal Code requirement for covered parking is not appropriate for the subject site as the development was previously constructed in 1974, and would be severely impacted by the requirements to add covered parking at this time. Carports in the existing parking lots would be unsightly and would not be consistent with the City’s appearance review standards given the location available on site. Parking is proposed to encroach approximately three feet into corner side yard setbacks on Santa Ysabel Avenue, and this will make parking and asphalt more visible from the right of way. Conditions of Approval have been added to require landscape screening between the back of sidewalk and the parking areas. SECTION 4. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on April 3, 2018, resolved to approve the Conditional Use Permit subject to the following: EXHIBIT A: Notice of Exemption EXHIBIT B: Conditions of Approval EXHIBIT C: Site Plan EXHIBIT D: Elevation (Addition) EXHIBIT E: Floor Plan (Addition) 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 ______________________________ Jerel Seay Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 51 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: Notice of Exemption PLN 2018-1684 CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 TO: File Date Adopted: April 3, 2018 FROM: Callie Taylor, Senior 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 2018-1684, Multi-family Residential CUP Project Owner: Peoples’ Self Help Housing, 3533 Empleo, San Luis Obispo, CA 90401 Project Location: 7300 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County, 030-222-048) Project Description: The proposed project includes a CUP for an existing 18-unit multi-family residential development. Building upgrades are proposed to modernize the units, add ADA upgrades, add one additional bedroom to five of the existing units, and do site improvements including landscape and additional parking. A parking reduction is requested, which includes a reduced parking count in comparison to the Municipal Code standards Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: Peoples’ Self Help Housing 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): 15303 Reasons why project is exempt: Class 1 Categorical Exemption to the California Environmental Quality Act (CEQA Section 15301) exempts minor alterations to existing structures, provided that the additions to existing structures will not result in an increase of more than 50% of the floor area of the structures before the addition and are less than 2,500 square feet total. The surrounding area is not environmentally sensitive and includes urban uses without valuable habitat for threatened species. Contact Person: Callie Taylor, Senior Planner, ctaylor@atascadero.org, (805) 470-3448 Date: April 3, 2018 ________________________________ Callie Taylor, Senior Planner Project Area 52 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT B: Conditions of Approval PLN 2018-1684 Conditions of Approval Conditional Use Permit CUP 2018-0323 Multi-family Residential CUP 7480 Santa Ysabel Ave. 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 2018-0323 shall be for an 18-unit multi-family development as described in attached Exhibits C, D, and E, located at 7480 Santa Ysabel Ave. (APN 030-121-041), regardless of owner. Ongoing PS 2. 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 3. 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 4. 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 5. A minimum of 30 on-site parking spaces shall be provided for the 18-unit multi- family development. Parking shall be permitted to encroach in to the setback on Santa Ysabel. BP PS 6. The owner shall provide new drought tolerant landscaping along project frontages on both Pueblo and Santa Ysabel. Turf areas shall be minimized along frontages, and shrubs and ground cover shall be installed. At the time of application for building permits, the applicant shall provide a landscaping and irrigation plan in conformance with the City’s Water Efficient Landscape Ordinance to be approved by Planning Services staff. Landscaping shall be installed prior to final. BP PS 7. Additional landscape shall be installed between the parking area on Santa Ysabel and the back of sidewalk to screen the parking area. Shrubs and low 3’ fencing may be provided, but shall not block the line of sight for vehicular turning movements at this driveway. Landscape and screening elements for this location shall be shown on landscape plan at time of building permits, subject to city staff approval. BP PS 8. All existing and new private yard fencing visible from the public right of way shall be upgraded with decorative trim cap to cover the dog eared fence and help the fenced private yards blend with the building architecture. Fences shall be painted or stained to avoid discoloration from irrigation and weather. BP PS 53 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 9. The existing trash enclosure off Pueblo Avenue shall be painted an earth toned color to blend with the site. Landscape shall be installed on the street facing side of the enclosure to screen the enclosure from the public right of way. BP PS 10. The applicant shall work with City staff to choose new exterior paint colors for the buildings. Paint colors shall be chosen to modernize the units, with mostly neutral or earth toned colors. Exterior colors shall match the existing roof material on site. BP PS 11. Any new lighting shall conform to the standards of Atascadero Municipal Code 9-4.137 for exterior lighting. All lighting shall be shielded from neighboring properties and buildings so that light sources are not visible from off site. BP PS 12. All mechanical equipment on site shall be screened, including all ground and roof mounted equipment, air conditioners, transformers, etc. BP PS 13. A neighborhood identification monument sign may be installed along project frontages, subject to a building permit. The sign shall be consistent with City sign ordinance standards. The monument structure shall include a solid base the full width of the sign, and architectural detailing to enhance appearance of the sign structure, subject to staff approval. BP PS Building Services 14. Plans and supporting documents shall be completed by a California licensed design professional. Site, parking lot, accessway, and building improvements shall be consistent with CBC standards. BP BS Public Works 15. In accordance with Municipal Code Section 9-4.159 requirements, the property owner shall construct new frontage improvements across the Pueblo Ave. street frontage as part of the proposed project. The new frontage improvements shall be designed and constructed per City Standard Specifications & Drawings. The new sidewalk, curb & gutter shall connect to the existing sidewalk southwesterly of the subject property. The sidewalk connection to the existing curb return and ramp shall be widened to provide ADA compliant passage around the existing utility pole. The two (2) existing driveway ramps shall be replaced or modified to provide a walkway (4-feet wide) not exceeding 2% cross-slope in accordance with Caltrans Standard Detail A87A or San Luis Obispo County Standard Detail B- 3a. BP PW 16. A Storm Water Control Plan (SWCP) shall be prepared (using the City Standard Form) and submitted in conjunction with building permit applications. BP PW 54 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT C: Site Plan PLN 2018-1684 55 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT D: Elevations PLN 2018-1684 56 ITEM 5 | 4/3/2018 MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE. PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT E: Floor Plan of Addition PLN 2018-1684 57