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HomeMy WebLinkAboutPC_2018-08-07_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, August 7, 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 p ersons 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 JULY 17, 2018 COMMUNITY DEVELOPMENT STAFF REPORTS None City of Atascadero Planning Commission Agenda Regular Meeting, August 7, 2018 Page 2 of 3 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view Planning Commission Website 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 st ate 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).) 2. CONDITIONAL USE PERMIT FOR 8740 EL CAMINO REAL COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be on August 21, 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. Property Owner: Roger Grant Applicant: Roger Grant and Michael Groh Project Title: PLN 2017-1664 Project Location: 8740 El Camino Real, APN 056-051-021, San Luis Obispo County Project Description: The proposed project is a Conditional Use Permit (PLN 17-1664) to allow three (3) multi-family residential units within an existing colony house in the Commercial Service zone. Onsite parking, driveway improvements, landscape, additional storage, and laundry facilities are propos ed and conditioned for consistency with Municipal Code requirements. The project qualifies for a Class 3 Categorical Exemption under CEQA, which exempts new construction or conversion of small structures, including multi-family residential totaling no more than four dwelling units. Staff recommendation is to approve the project with Conditions of Approval. City Staff: Callie Taylor, Sr. Planner, ctaylor@atascadero.org, Phone: (805) 470-3448 Recommendation: Planning Commission adopt PC Resolution 2018-A, approving the Conditional Use Permit. City of Atascadero Planning Commission Agenda Regular Meeting, August 7, 2018 Page 3 of 3 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 the reafter, no further public comments will be heard by the Commission. PC Draft Minutes of 7/17/18 Page 1 of 4 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, July 17, 2018 – 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:00 p.m. Chairperson Seay called the meeting to order at 6:00 p.m. and Commissioner Anderson led the Pledge of Allegiance. ROLL CALL Present: Commissioners Anderson, Betz, Dariz, Wolff, Vice Chairperson Zirk, and Chairperson Seay Absent: Commissioner Donovan (excused absence) Others Present: Recording Secretary, Annette Manier Staff Present: Community Development Director, Phil Dunsmore Assistant Planner, Mariah Gasch Planning Intern, Erick Gomez APPROVAL OF AGENDA MOTION: By Commissioner Dariz and seconded by Commissioner Anderson to approve the Agenda. Motion passed 6:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Seay closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF JUNE 19, 2018 2. APPROVAL OF TIME EXTENSION FOR 1905 EL CAMINO REAL (TEX 18-0055) ITEM NUMBER: 1 DATE: 8-7-18 PC Draft Minutes of 7/17/18 Page 2 of 4 3. APPROVAL OF TIME EXTENSION FOR 2055 EL CAMINO REAL (TEX 18-0045) Chairperson Seay announced that he was absent from the meeting on June 19, 2018, so he would be abstaining from voting. MOTION: By Commissioner Anderson and seconded by Commissioner Betz to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote (Seay abstained) 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 i s 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 a pplicant 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).) EX PARTE COMMUNICATIONS Commissioners Anderson and Dariz announced that they heard this item at the DRC meeting on June 27, 2018. Chairperson Seay announced that he knows the applicant, however; they have not discussed this item. 4. CONDITIONAL USE PERMIT FOR 6501 VIA AVE. Property Owner: Vivian Vetter Applicant: William Holmes Project Title: USE 18-0065 Project Location: 6501 Via Avenue, APN 028-201-004 (San Luis Obispo County) Project Description: Conditional Use Permit for a 2.6-acre outdoor landscape supply and storage yard in the Industrial Zone including installation of one cargo container. The site is proposed to be used for contract construction services. City Staff: Callie Taylor, Sr. Planner, ctaylor@atascadero.org, Phone: (805) 470-3448 PC Draft Minutes of 7/17/18 Page 3 of 4 Community Development Director Dunsmore presented the staff report and answered questions from the Commission. The County of San Luis Obispo Environmental Health submitted a letter this afternoon (Exhibit A) and the letter was distributed to the Commission. Director Dunsmore stated that based on this recent information, the project could be conditioned, or the item could be continued. It is also possible that the applicant could use the metal building only until the rest of the site issues are resolved. PUBLIC COMMENT The following member of the public spoke during public comment: Jesse Anderson. Mr. Anderson stated that no heavy metals were found in previous testing, and asked the Commission if he can continue to do improvements on the property while testing is done, and the permitting is acquired. Chairperson Seay closed the Public Comment period. Director Dunsmore announced that should something happen that changes their plan, the applicant will need to come back to the Commission. MOTION: By Commissioner Dariz and seconded by Commissioner Anderson recommending the Planning Commission adopt PC Resolution 2018- A, approving Conditional Use Permit USE 18-0065 to allow a 2.6-acre outdoor sales and storage yard at 6501 Via Avenue, based on findings and subject to Conditions of Approval. Motion passed 6:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore gave an update on the upcoming item scheduled for August 7, 2018. Director Dunsmore gave an update on projects around the City. ADJOURNMENT – 6:35 p.m. The next Regular meeting of the Planning Commission is scheduled for August 7, 2018, at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Proposed Environmental Determination: The project qualifies for a Class 1 CEQA exemption (CEQA Guidelines 15301) Recommendation: Planning Commission adopt PC Resolution 2018-A, approving USE 18-0065. PC Draft Minutes of 7/17/18 Page 4 of 4 MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibit is available in the Community Development Department : Exhibit A – Letter from County of SLO Health Agency ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant 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 CUP for 3 Multi-family Units in Commercial Service Zone (PLN 2017-1664) RECOMMENDATION: DRC recommends the Planning Commission adopt PC Resolution 2018-A, approving a Conditional Use Permit to allow the establishment of three (3) multi-family units in a converted historic colony home within the Commercial Service Zoning District. Project Info In-Brief: PROJECT ADDRESS: 8740 El Camino Real Atascadero, CA APN 056-051-021 PROJECT PLANNER Callie Taylor, Senior Planner (805) 470-3448 ctaylor@atascadero.org PROPERTY OWNER Roger Grant, 8740 El Camino Real, Atascadero, Ca 93422 GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE Service Commercial (SC) Commercial Service (CS) 0.38- acres 1916 Colony Home, built as single family residence 3 multi-family residential units ENVIRONMENTAL DETERMINATION ☐ Environmental Impact Report SCH: ___________________________ ☐ Negative / Mitigated Negative Declaration No. ___________ ☒ Categorical Exemption CEQA – Guidelines Section 15303 ☐ Statutory Exemption §§ 21000, et seq & ________________________ ☐ No Project – Ministerial Project ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Surrounding Uses / Parcel Configurations: Zoning Aerial North: South: East: West: Commercial Service (CS) Commercial Service (CS) El Camino Real, Commercial Retail (CR) Commercial Service (CS), Highway 101 Summary: The proposed project consists of a Conditional Use Permit (CUP) to allow three (3) multi-family residential units to be established within an existing colony house in the Commercial Service zone. Onsite parking, driveway improvements, landscape, storage, and a laundry facility are proposed and conditioned for consistency with Municipal Code requirements. Background: The existing residential structure on the subject property was originally constructed in 1916 and is still, from the exterior, an excellent example of the City’s colony houses that were constructed during the colony period. This house is included on a list of colony homes recognized by the Atascadero Historical Society and would qualify as a historic resource in consideration of the California Environmental Quality Act (CEQA). In order to encourage preservation of colony homes, the City updated the Atascadero Municipal Code in 2014 to conditionally allow multi-family residential uses within historic structures in the Commercial Service zone. In 2009, the Atascadero Building Department observed construction taking place at 8740 EL Camino Real and found that the structure had been converted into multiple units without permits. A stop work was issued and the owner was notified in writing of the steps needed to legalize the units and permit work on the structure. In July 2017, ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Atascadero Building Department staff observed that tenants were living in the structure at 8740 El Camino Real, although permits had not been submitted and the stop work order had not been lifted. The owner was contacted and a CUP application was submitted to request approval of the multi-family use. The Atascadero Design Review Committee (DRC) reviewed the proposal for three units on March 28, 2019 and recommended site plan and appearance modifications be incorporated prior to Planning Commission review of the conditional use. Analysis: The Atascadero Municipal Code identifies multi-family dwelling units as a conditionally allowed use in the Commercial Service zoning district, provided that the units are located in a structure of historical significance. Design review and Planning Commission approval are required in order to allow the conditional use. Colony Home The existing 1916 colony home is considered to be a structure of local historical importance which should be preserved. The structure has been recently painted and windows replaced. No additional changes are proposed on the exterior of the existing colony home. The Design Review Committee was in agreement that no additional changes to the exterior of the building are necessary to meet appearance review requirements. Site Access and Parking Parking will be provided on site for the three proposed units. Atascadero Municipal Code (AMC) Section 9-4.118 requires a total of seven (7) paved parking spaces be provided for the units, based on the number of bedrooms proposed. In order to provide this, the applicant is proposing to demolish the existing garage on site, which is in very poor condition. AMC Section 9-3.262 requires one (1) covered parking space for each of the three units. The DRC discussed the covered parking requirement and recommended that it be waived for this site due to the location in the commercial zone, and to eliminate a carport design that would be incompatible with the historical 1916 structure . Findings are included in the attached resolution to allow the Planning Commissio n to approve modifications to the covered parking requirement of the code. The existing southern driveway access is proposed to be widened to 20 feet paved width to comply with Fire Department standards. All parking and accessways will be paved, as required by the Municipal Code. The existing driveway at the northern side of the lot is prop osed to be abandoned and will not connect to the rest of the parking or the south driveway . The DRC discussed ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero this at length. Due to deteriorated condition of the driveway and the impact on appearance at the front of the site, as well as the need to eliminate cars pulling in and then having to back up onto El Camino Real, the DRC recommended that the driveway be removed and replaced with a minimum 5-foot landscape strip as required by the Municipal Code. A pedestrian walkway can be maintained as shown in staff’s comments on the site plan below. The DRC recommends that the driveway approach also be removed at this location. City staff has included Conditions of Approval in the attached resolution to reflect the landscape and walkways for this area as recommended by DRC. 8740 El Camino Real - Proposed Site Plan Multi-family Development Standards In order to convert the structure to multi-family, development standards of AMC section 9-3.262 must be met. This includes providing laundry facilities and storage for each of the units. A shared laundry room is proposed to be constructed under the staircase at the back of the building. A detached storage building is proposed to be installed adjacent to the parking area near the north side of the site at the back of the building. Conditions have been included which will require the laundry room and the storage shed to compliment the architectural style of the colony house (exterior colors, materials, rooflines, eaves details, etc.) Atascadero Municipal Code Section 9-4.128(a)(1) requires that mechanical equipment and trash enclosures are screened with appropriately designed fencing, landscaping or other site features. Trash storage is proposed to be located behind a fence towards the Tree #481 Remove portion of asphalt & install 5’ wide landscape planter along property line with trees Install shade trees at 30’ intervals along parking rows Wood fence to extend full width of parcel to prevent daily access ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero rear of the site. Trash would be stored in individual containers for use by each unit and taken out to the curb weekly. As recommended by DRC and conditioned, the trash storage location must have a defined pathway to the street. A trash dumpster may be used if properly screened and Atascadero Waste Alternatives ensures it can be serviced. DRC also recommended the applicant work with City staff to install additional lighting in parking lots and walkways in order to promote the safety of the occupants. This has been included as a Condition of Approval in the attached resolution. Landscape and Fencing: A conceptual landscape plan has been submitted by the applicant. The plan incorporates landscape areas along the south property line and adjacent to the parking area, as required by the Municipal Code. The landscape plan will need to be refined to include trees within the parking area and along the north and south property line, and to provide adequate landscape coverage with drought tolerant species in all planter areas. DRC recommends leaving some of the existing lawn in front of the historic structure, and bordering the grass with drought tolerant landscape. The existing semi-paved driveway along the northern property line of the site is in poor condition and does not serve a designated use for the project. DRC recommends the driveway be removed and replaced with landscape for consistency with AMC section 9- 4.125, as discussed above. The subject property at 8740 El Camino Real is surrounded by Commercial Service properties which include warehousing, storage, construction services, and the Atascadero Glass sales office which is under common ownership with the subject site. The applicant’s proposal is to develop the majority of the subject site for the multi -family residential use, but leave the back 40 feet of the lot in its current condition (gravel b ase) for continued use by the commercial business at the rear. DRC agrees that it would be appropriate to exclude this portion from the area of development with the condition that it be screened from view. A wood fence is proposed across the rear parking area to separate the multi-family residential use from the commercial use to the rear. The fence is conditioned to extend across the entire width of the site, as recommended by DRC, to ensure that traffic from the commercial use at the back of the site does not drive through the residential use area. Gates may be installed between the multi-family parking lot and the commercial use area at the back to allow for occasional access only. Timing of Improvements & Ongoing Code Enforcement Staff and DRC are recommending that a timeline be included with the CUP to ensure that building permits, inspections, and site improvements are completed in a timely manner. The subject site has been under code enforcement for the past 9 years, with continued work going on without permits and tenants currently residing in the unpermitted units. DRC recommends the applicant schedule a building inspection within ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 30 days to address and fix any life-safety building code issues within the structure. The DRC recommends that all building code requirements for conversion of the structure, as well as all required site improvements, be completed within one (1) year from the date that the CUP is approved. If all work is not completed within one (1) year from approval of the CUP, the building will be red tagged and code enforcement action, including daily fines, will resume for the unpermitted work and non-compliant site and structure. ENVIRONMENTAL DETERMINATION: With staff’s proposed conditions to utilize exterior building treatment that is consistent with the Secretary of Interior Standards for the treatment of a historic building for any future exterior design changes, 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”) pursuant to CEQA Guidelines Section 15303. Class 3 CEQA exemptions include new construction or conversion of small structures, including multi-family residential structures totaling no more than four dwelling units. This exemption is included in the attached resolution of approval. FINDINGS: To approve the Conditional Use Permit, the Planning Commission must make the following findings. These findings and the facts to support these findings are included in the attached draft resolution. Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv): 1. The proposed project or use is consistent with the General Plan. 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance. 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. 4. The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development. 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. 6. The proposed project is in compliance with any pertinent City policy or crit eria adopted by ordinance or resolution of the City Council. ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Parking Requirement Modification (AMC Section 9-4.115): 1. The characteristics of a use or its immediate vicinity do not necessitate the type of parking design or improvements (specially covered pa rking) required by the zoning ordinance, and modified standards for parking will be adequate to accommodate on the site all parking needs generated by the use. 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: 1. Aerial Photo 2. Site Photos 3. Letter from Neighbor 4. Draft Resolution PC 2018-A ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Aerial Photo PLN 2017-1664 Subject site: 8740 El Camino Real ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Site Photos PLN 2017-1664 Existing Colony House and front yard Front driveway / primary access on Southern edge of site ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Front driveway on northern edge of the site; conditioned to be removed Existing back parking lot with view of commercial business at the back of the property ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Letter from Neighbor PLN 2017-1664 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Draft Resolution 2018-A PLN 2017-1664 DRAFT RESOLUTION NO. PC 2018-A A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING PLN 2017-1664 TO ALLOW THREE (3) MULTI-FAMILY UNITS IN A COLONY HOUSE WITHIN THE COMMERCIAL SERVICE ZONING DISTRICT 8740 EL CAMINO REAL GRANT WHEREAS, an application has been received from Roger Grant (8740 El Camino Real, Atascadero, Ca 93422) Owner and Applicant, to consider a Conditional Use Permit to allow for three (3) multi-family dwelling units within a historic Colony Home at 8740 El Camino Real, Atascadero, CA 93422 (APN 056-051-021); and, WHEREAS, the site’s General Plan Land Use Designation is Service Commercial (SC); and, WHEREAS, the site’s Zoning District is Commercial Service (CS); and, WHEREAS, the existing residential structure is a Colony Home constructed in 1916, and identified as a local resource of historical significance; and, WHEREAS, Title 9, Chapter 3, Article 3 of the Atascadero Municipal Code allows for residential multi-family dwelling units within structures of historical significance with the approval of a Conditional Use Permit; and, WHEREAS, the Planning Commission reviewed the proposed Conditional Use Permit application on August 7, 2018, at 6:00 p.m. and considered testimony and reports from staff, the applicants, and the public; and, WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with CEQA Guidelines Section 15303: New Construction or Conversion of Small Structures; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on August 7, 2018, studied and considered PLN 2017-1664, after studying and considering the proposed CEQA exemption prepared for the project, and, ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Atascadero, California, takes the following actions: SECTION 1. Findings for Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan; and, Fact: Land Use, Open Space and Conservation Element Program 6.4.7 proposes incentives, including the exception to development regulations, for retaining and rehabilitating historical structures. 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, Fact: As proposed and conditioned, the project will meet the multi-family, site development, and landscape standards of the Atascadero Municipal Code. The project, with Planning Commission approval of this Conditional Use Permit, satisfies all applicable provisions of the Zoning Ordinance related to residential uses in the Commercial Service Zone. 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, Fact: The subject site will continue to be utilized for residential uses. The conversion to multi- family units within the structure will need to comply with appropriate California Building Code standards. The applicant will be required to address any issues regarding health and safety during the building permit process which will be initiated by the issuance of the Conditional Use Permit. 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 applicant will be making changes to site to improve landscaping, paving, and access, which will enhance the site and contribute to orderly development of the neighborhood. 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 project will be required to meet municipal code parking count requirements for multi- family developments. The driveway and parking area are designed to allow cars to turn around on site to exit forward onto El Camino Real. The three proposed units will not have a significant impact on traffic on El Camino Real. 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact: Multi-family uses are allowed within structures of historical significance with the approval of a Conditional Use Permit by the Planning Commission. ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SECTION 2. Findings for Parking Modification. The Planning Commission finds as follows: 1. The characteristics of a use or its immediate vicinity do not necessitate the type of parking design or improvements (specially covered parking) required by the zoning ordinance, and modified standards for parking will be adequate to accommodate on the site all parking needs generated by the use. Fact: As allowed by AMC Section 9-4.115, the parking standards of the Zoning Ordinance may be modified through Conditional Use Permit approval based upon specific findings of fact. The Design Review Committee has reviewed the proposal and recommended that the covered parking requirement be waived. A carport would detract from the appearance of the site and conflict with the historic design of the 1916 colony home. Given that the site is in the commercial service zone, carports are not typical in this area, and to install covered parking for the three units would be inconsistent with the immediate neighborhood. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on August 7, 2018, resolved to approve PLN 2017-1664, subject to the following: EXHIBIT A: Notice of Exemption EXHIBIT B: Conditions of Approval EXHIBIT C: Site & Landscape Plan EXHIBIT D: Floor Plans EXHIBIT E: Elevational Drawings EXHIBIT F: Fencing and Storage Details ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant 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 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: Notice of Exemption PLN 2017-1664 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT B: Conditions of Approval PLN 2017-1664 / CUP 2017-0321 Conditions of Approval PLN 2017-1664 / CUP 2017-0321 8740 El Camino Real Three (3) multi-family units within structure of historical importance Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy 1. This Conditional Use Permit shall allow the conversion of an existing residence to three (3) multi-family units at 8740 El Camino Real, Atascadero, CA 93422, APN 056-051-021, regardless of owner. Ongoing 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 an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. Ongoing 3. The Community Development Department shall have the authority to approve minor changes to the project that (1) modify the site plan 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. The Planning Commission shall have the final authority to approve any other changes to the Conditional Use Permit unless appealed to the City Council. BP / Ongoing 4. Approval of this Conditional Use Permit shall be valid for 24 months after its effective date, unless building permits have been obtained and have not expired. At the end of the 24 month period, the approval shall expire and become null and void unless permits have been obtained. During this period the applicant will ensure compliance with all safety issues and building code requirements as well as complete site improvements. Ongoing 5. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of this approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. Ongoing 6. Any future changes or modifications to the exterior of the 1916 Colony Home shall comply with the Secretary of Interior’s Standards for rehabilitation of historic structures. Ongoing 7. Applicant shall install additional site lighting near the proposed parking lot, walkways, and trash enclosure for safety purposes. Exterior lights shall comply with Municipal Code standards to ensure fixtures are hooded to prevent off-site glare. BP 8. A minimum of seven (7) paved parking spaces shall be installed on the subject site, consistent with AMC requirements based on the number of bedrooms proposed. The southern driveway shall be widened to 20-foot paved. The parking area and driveway shall be designed to accommodate a turn around area to ensure cars can turn around on site and do not back up onto El Camino Real. BP 9. The existing driveway approach on the north side of parcel shall be removed and replaced with a standard public sidewalk along the frontage to eliminate this second BP ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval PLN 2017-1664 / CUP 2017-0321 8740 El Camino Real Three (3) multi-family units within structure of historical importance Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy driveway access. 10. The existing driveway on the north side of the parcel shall be removed and replaced with landscape. The landscape area along the north property line shall be a minimum width of 5-feet and shall include trees. The remaining portion of the existing paved area may be utilized for a pedestrian walkway. BP 11. Trash cans or dumpster shall be stored in a location hidden from public view behind fences and landscape screening. An accessway shall be provided to allow trash cans to be taken to the street. If a dumpster is utilized, Atascadero Waste Alternatives shall approve location and access for the trash enclosure. BP / Ongoing 12. Laundry facilities and a minimum of 100 cubic feet of storage shall be provided on site for each unit. If a storage shed is utilized for the required unit storage, the structure shall be designed to compliment the 1916 Colony Home, subject to staff approval. BP 13. The 40-foot area at the back of the subject lot is excluded from the use area for the multi- family development and may be utilized for commercial purposes, provided that it is screened from view. A barrier shall be installed along the entire width of the parcel between the multi-family parking lot and the commercial use area at the back of the lot in order to separate the residential and commercial uses. Daily through access shall not be permitted. A gate or other moveable barrier may be installed to allow occasional access or emergency access at this location. BP / Ongoing 14. A landscaping and irrigation plan shall be submitted with building permit submittal. The applicant shall work with staff to ensure the plan is in compliance with Municipal Code landscape standard, parking lot standards, and the Water Efficient Landscape Ordinance.  Trees shall be installed along the property frontage and along the north property line.  Shade trees shall be provided throughout the parking lot at 30 foot intervals.  Plant spacing and size shall be adjusted to ensure landscape density sufficiently covers and fills the landscape planters.  Some lawn may be maintained in front of the historic colony home structure. The lawn shall be bordered with drought tolerant landscape shrubs  Any visible equipment or trash storage areas shall be screened with landscaping. BP 15. Building permits, inspections, and work on site shall comply with the following timeframes:  Within 30 days of CUP approval by Planning Commission (by September 7, 2018), the applicant shall coordinate with their architect and the City Building Official to have the building and the site inspected and address any health, safety, and Building Code issues.  Building permits shall be submitted to show code compliance for the conversion BP ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conditions of Approval PLN 2017-1664 / CUP 2017-0321 8740 El Camino Real Three (3) multi-family units within structure of historical importance Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy of a single-family residence to three multi-family units. Plumbing, mechanical, electrical, and any structural modifications made without permits or proposed for the conversion shall comply with California Building Code requirements. Site improvement plans shall be submitted to show installation of all site improvements contained within this CUP, including driveways, parking, landscape, fencing, lighting, and removal of the northern driveway and approach.  Within one (1) year from the date of CUP approval by Planning Commission (by August 7, 2019), the applicant shall have completed all building modifications and site improvements to comply with Code requirements and this CUP. Failure to complete the required site and building code improvements shall result in termination of the CUP and/or red tagging the non-compliant building. 16. In accordance with Atascadero Municipal Code section 9-8.105, any violation of any of the Conditions of Approval is unlawful and may be cause for revocation of this entitlement and subject the applicant and/or future property owners to the penalties set forth in the Atascadero Municipal Code, as well as any other available legal remedies. Ongoing 17. Should the described use be abandoned or extinguished, the property may be used and / or developed with any use allowed by the underlying zoning district. Ongoing 18. The site shall be required to comply Atascadero Municipal Code requirements for stormwater. BP 19. The site and structure shall comply with all Fire Department standards and requirements. BP ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT C: Site & Landscape Plan PLN 2017-1664 / CUP 2017-0321 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT D: Floor Plans PLN 2017-1664 / CUP 2017-0321 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT E: Elevations PLN 2017-1664 / CUP 2017-0321 ITEM 2 | 8/7/2018 8740 El Camino Real Multi-family in CS Zone PLN 2017-1664 / Grant Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT F: Fencing and Storage Details PLN 2017-1664 / CUP 2017-0321