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Home My WebLink AboutPC Resolution 2018-0008Proposed Project Site EXHIBIT A: Notice of Exemption PLN 2017-1654 CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 TO: File Date Adopted: Feb. 23, 2018 FROM: Kelly Gleason, 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 2017-1654 – Mixed Use Development Project Applicant: Farid and Minerva Roboz, 671 Atascadero Rd, Morro Bay, Ca 93442 Project Owner: Farid and Minerva Roboz, 671 Atascadero Rd, Morro Bay, Ca 93442 Project Location: 8120 Morro Rd, Atascadero, CA 93422 (San Luis Obispo County, 031-231-028) Project Area Subject site: 8120 Morro Rd Project Description: The proposed project includes construction of a new two-story mixed use building with a commercial retail space on the ground floor and three (3) apartments above. The commercial portion of the building totals 3,866 sf and the residential portion totals 2,993 sf. Associated site improvements include parking, landscaping, a monument sign, and trash enclosure. The site is currently vacant and is bordered by commercial and mufti-family residential zoning. No native trees are proposed for removal. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: Farid and Manirva Roboz Exempt Status: Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c)) Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c) Categorically Exempt (Sec. 15301-15333): 15332 Reasons why project is exempt: The Class 32 Exemption of the California Environmental Quality Act (CEQA) (Section 15332, In-Fill Development projects) consists of projects characterized as in -fill development meeting the following conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. Mixed Use residential and commercial projects require a conditional use permit. This project is consistent with its General Plan designation (General Commercial), all applicable general plan policies, its zoning designation (Commercial Professional) and regulations with the approval of a Conditional Use Permit. 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; 1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; 7.2.4 for providing shade trees; 8.5.3 for providing on-site stormwater management; 13.1 for convenient location of goods and services; and 15.1 for directing growth to an area with existing City services. The project is consistent with Circulation Element (CIR) Policies and Programs 1.3.3 for locating on an arterial with minimal driveways; 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off - street parking; 1.5.3 for landscaping, lighting, screening and shade trees in the parking lot; and 2.3.1 for providing adequate sidewalks. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project is within the City limits of the City of Atascadero on a site 0.429 acres in size. The property is surrounded by commercial as well as single & multi-family residential uses. The site is currently vacant. c) The project site has no value as habitat for endangered, rare or threatened species. The project site is a vacant site bordered by developed areas. The site is located off of Highway 41. No sensitive species exist on site. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project site is located off of State Highway 41 which is designed to accommodate commercial build - out of Morro Rd as anticipated in the General Plan. As the project is located adjacent to a heavily traveled road, residential uses will be required to incorporate fenestration design which mitigated exposure to excessive noise. The project is located on a less than half acre lot and is proposed for 3 residential units and 3,500 square feet of commercial space. Air quality impacts are less than significant. No impact to water quality will occur. Per City and State standards, all projects are required to implement stormwater detention, retention, and filtration as necessary. e) The site can be adequately served by all required utilities and public services. The project site is located in an area with full city and utility services. All service providers have adequate capacity to serve the site at completion of the project. All of the above considerations have been evaluated. The project will not impact an environmental resource no create a cumulative impact. Development in this area was anticipated in the General Plan build-out scenario and no significant cumulative impact will result as part of this project. The project will not create an unusual circumstance that would result in an environmental impact nor ids it located along a designated scenic highway. The site is currently vacant and has not been previously developed. No historic resources exist on the site or adjacent to the site. Contact Person: Kelly Gleason, Senior Planner, kgleason@atascadero.org, (805) 470-3446 Date: February 23, 2018 ________________________________ Kelly Gleason, Senior Planner EXHIBIT B: Conditions of Approval PLN 2017-1654 Conditions of Approval Conditional Use Permit Mixed-Use Development 8120 Morro Rd 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. This entitlement shall be for a mixed-use development as described in attached Exhibits, located at 8120 Morro Rd (APN 031-231-028), 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. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date. At the end of this time period, the approval shall expire and become null and void unless the project has received a building permit or a time extension. BP PS 5. 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 6. A bicycle rack shall be provided near the entrance to each of the buildings on the subject site. BP PS 7. The landscaping shall include fast growing screen trees along the rear property line adjacent to the Residential Multi-Family zoned parcels. Larger evergreen shrubs may be approved in areas where conflicts with existing landscaping exist. BP PS 8. New lighting shall conform to the standards of Atascadero Municipal Code 9- 4.137 for exterior lighting. All pole lighting shall be shielded from neighboring properties and buildings. BP PS 9. The trash enclosure shall be architecturally compatible with the building. BP PS 10. The residential units shall incorporate construction techniques and material specs that meet the City’s General Plan limits for interior sound levels. 11. The wall at the rear of the site adjacent to the multi-family zone shall be an 8- foot tall wall consistent with exhibit E. Public Works 12. All improvements in State Hwy 41 (Morro Rd) must be constructed in accordance with Caltrans Standards and Specifications. BP PW EXHIBIT C: Site Plan / Landscape Plan PLN 2017-1654 EXHIBIT D: Elevations PLN 2017-1654 EXHIBIT E: Fence Design Concept PLN 2017-1654 Proposed Wall/Fence Detail Location: At North property line between the project and Residential Multi-Family zoned property Materials: Concrete wall with wood applied to elevation facing residential uses.