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HomeMy WebLinkAboutPC Resolution 2019-0021Ar W AUG 6 2019 CITY OF ATASCADERG PC RESOLUTION 2019-0021 PLANNING RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR A MINI -STORAGE USE LOCATED AT 11450 VIEJO CAMINO AND 11505 EL CAMINO REAL AND CERTIFYING PROPOSED MITIGATED NEGATIVE DECLARATION 2019-0007 (SCH# 2019069058) DOVE CREEK MINI -STORAGE NEWTON (DEV18-0103) WHEREAS, an application has been received from Scott Newton (215 Santa Fe, Pismo Beach, California 93449), Owner and Applicant, to consider Planning Application DEV 18-0103, for a Conditional Use Permit for a mini -storage use on a 2.4 -acre site located at 11405 Viejo Camino and 11505 El Camino Real, Atascadero, CA 93422 (APNs 045-342-009 and 045-342- 010); and WHEREAS, the site's current General Plan Land Use Designation is Public Facilities (PUB); and WHEREAS, the site's current Zoning District is Public (P); and WHEREAS, mini -storage is a conditionally allowed use in the Public (P) zoning district; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meetings on November 14, 2018 and May 22, 2019; 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 conditional use permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said zoning text amendments; and WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on August 6, 2019, studied and considered the proposed use permit for a mini -storage development. 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. Recitals: The above recitals are true and correct. SECTION 2. Public Hearin-,. The Planning Commission of the City of Atascadero, in a regular session assembled on August 6, 2019, resolved to approve a Conditional Use Permit for a mini -storage facility (DEV 18-0103). SECTION 3. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the Conditional Use Permit: 1. FINDING: 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 1.1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater management. The project is consistent with Circulation Element (CIR) Policies and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street parking; and 2.3.1 for providing adequate sidewalks. 2. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, FACT: The proposed mini -storage facility can be permitted though the Conditional Use Permit process as identified in the Municipal Code. The proposed structure and site plan are consistent with the applicable provisions of the Atascadero Municipal Code with the approval of the subject entitlement. 3. FINDING: 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 proposed mini -storage facility will be located on a double frontage lot between El Camino Real and Viejo Camino adjacent to residential, commercial, and park uses. The establishment of the use on an infill site will not be detrimental to the public health, safety, or welfare. 4. FINDING: 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 proposed mini -storage facility will occupy one vacant site and one underdeveloped site adjacent to El Camino real and Viejo Camino. The project has included landscape screening to buffer the project from the nearby residential and park uses. Frontage improvements will be included along both street frontages. 5. FINDING: 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 mini -storage facility will be accessed off of Viejo Camino. Mini -storage facilities are very low traffic generating uses and Viejo Camino will be able to accommodate any increases in traffic resulting from the proposed project. 6. FINDING: 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 4. CE A. An initial study was prepared for the proposed project at which time mitigation measures were identified to reduce the impacts to a less than significant level. A Draft Mitigated Negative Declaration was posted or public review in accordance with CEQA. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on August 6, 2019, resolved to approve a conditional use permit for a mini -storage facility (DEV 18-0103) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Mitigation Monitoring Program 3. EXHIBIT C: Site Plan / Landscape Plan 4. EXHIBIT D: Elevations and Floor Plans On motion by Vice Chairperson Dariz and seconded by Commissioner Anderson, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Dariz, Anderson, Wolff (3) NOES: Zirk, Keen (2) ABSTAIN: None (0) ABSENT: van den Eikhof, Shaw (2) ADOPTED: 8/6/2019 CITY OF ATASCADERO, CA Tom Zirk Planning Commissio aimerson Attest: Phil Dunsmore Planning Commission Secretary EXHIBIT A: Conditions of Approval DEV18-0103 Conditions of Approval Timing Responsibility /Monitoring Conditional Use Permit BL: Business License PS: Planning Services Mini Storage Facility GP: Grading Permit BP: BuildingPerrit BS: Building Services FD: Fire Department 11450 Viejo Camino / 11505 EI Camino Real FI: Final inspection TO: Temporary PD: Police Department CE: City Engineer Occupancy WW: Wastewater FO: Final Occupancy CA City Attorney 1. This Conditional Use Permit shall be for a 81,578 square -foot mini -storage facility Ongoing PS as described in attached Exhibits, located at 11505 EI Camino Real and 11450 Viejo Camino (APN 045-342-009, 045-342-010), regardless of owner. 2. The approval of this use permit shall become final and effective the date of the Ongoing PS hearing. Issuance of building permits may not occur prior to the appeal period of fourteen (14) days following the Planning Commission approval. 3. The Community Development Department shall have the authority to approve the Ongoing PS, CE 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. 4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months BP PS 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. 5. The owner and applicant shall defend, indemnify, and hold harmless the City of Ongoing CA 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. Planning Services 6. Perimeter wall columns shall be a contrasting color to the wall. BP PS 7. The wall adjacent to the realigned creek channel shall be constructed of a BP PS natural looking material such as rock or stone. 8. The developer shall apply for a Zone Text Amendment prior to issuance of BP PS permit to modify the list of conditionally allowed uses to include a caretaker's unit. Approval of this entitlement shall include use permit approval of the care- taker's unit. Should the zone text amendment not be approved, the care- taker's unit shall be removed. 9. All project signage shall be limited to 40 square -feet per frontage and shall not BP PS be illuminated whether internally or externally. 10. Perimeter fencing shall be high quality (not chain link) and shall be compatible BP PS with the entry gate design. Fencing shall be located within landscaped areas. 11. Vines shall be planted in large freestanding containers throughout the front BP PS patio and attached to the overhead trellis structure. 12. The wetland restoration area shall include taller shrubs adjacent to the BP PS perimeter and retaining walls to provide screening. 13. Street trees shall be provided along the EI Camino Real and Viejo Camino BP PS frontages. EI Camino trees shall be planted at 30 -feet on center and shall be 15. All utilities on site shall be installed underground. BP London Plane Sycamores. Trees along Viejo Camino shall include a variety of Building Services species and may be installed in natural groupings, subject to the approval of 16. New buildings shall conform to all Building Code requirements including BP the City Engineer. permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the site 14. All mechanical equipment on site shall be screened, including all ground and . BP PS roof mounted equipment, air conditioners, transformers, etc. 15. All utilities on site shall be installed underground. BP PS Building Services 16. New buildings shall conform to all Building Code requirements including BP BS permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the site plan with this Conditional Use Permit does not provide relief from standard Building Codes in place at the time of submittal of building permits. The owner or applicant shall obtain a building permit prior to beginning any demolition or construction work on site. Public Works 17. A FEMA issued CLOMR must be received by the City Engineer prior to BP PW issuance of any Building Permit. 18. The Developer shall construct new frontage improvements along Viejo PI PW Camino consisting of a 6 -ft wide integral curb -gutter -sidewalk, and shall widen the road to complete a road section of 40 -ft wide curb to curb. The new driveway approach shall include an integral 4 -ft wide sidewalk per San Luis Obispo County Standard Drawing Nos. B-3, B -3a and B -3c. 19. The Developer shall complete road striping and signage on Viejo Camino to PI PW accommodate left -turns into the subject property in coordination with the southbound left -turn lanes to the apartment complex entrance and La Paloma Ct., to the satisfaction of the City Engineer. 20. The Developer shall construct new frontage improvements on EI Camino Real PI PW consisting of a 6 -ft wide integral sidewalk -curb -gutter per City Standards and to the satisfaction of the City Engineer. The alignment of the new frontage shall accommodate a 5 -ft wide bike lane. The back of sidewalk shall have a shoulder sufficient to support the new sidewalk. The new frontage improvement adjacent to the existing culvert may require the construction of a pedestrian guardrail depending on the grade differential between the back of sidewalk and the adjacent grade within 5 -ft. All improvements shall be to the satisfaction of the City Engineer. 21. This project shall connect to the public sewer main at a location approved by BP PW the City Engineer. 22. Improvements within the public sewer easement shall not compromise the Ongoing / PW existing sewer main and shall not preclude or restrict access to the sewer BP main by City crews or equipment. Improvements within the sewer easement shall be approved by the City Engineer. 23. Other conditions imposed upon this project shall not compromise the public Ongoing/ PW sewer main or sewer easement and shall be subject to the approval or rejection by the City Engineer. BP 24. Following completion of site grading and prior to a Final Inspection, the BP PW Developer shall obtain a FEMA LOMR (based on fill) for the revised flood zone. Fire Department 25. New facilities shall conform to all Fire Code and City Fire Department Policy BP FD requirements including, but not limited to, driveway slope and length, fire truck access, location of fire hydrants, and fire sprinklers. 26. Auto turn software shall be run on the final project design and turning BP FD diagrams shall be included as part of the building permit submittal package. Exhibit B: Mitigation Monitoring Program DEV18-0103 MITIGATION SUMMARY TABLE Dove Creek Mini -Storage DEV 18-0103 Per Public Resources Code § 29081.6, the following measures also constitutes the mitigation monitoring and/or reporting program that will reduce potentially significant impacts to less than significant levels. The measures will become conditions of approval (COAs) should the project be approved. The City of Atascadero, as the Lead Agency, or other responsible agencies, as specified, are responsible to verify compliance with these COAs. MITIGATION MEASURE Aesthetics TIMING AES -1.1 All exterior lights shall be turned off between the hours of Ongoing 11 pm and 6am. Lights may turn on when motion is sensed. All lighting must be dimmable to maintain the low light levels of the surrounding residential and open space areas. AES -1.2 The wall shall be constructed of medium toned split face Prior to permit block with darker contrasting pilasters. Where any wall is issuance constructed that is not a side of a building, a decorative cap shall be included. The portion of the wall used to create one side of the realigned creek channel shall be constructed of a natural rock or stone appearing material with color variations. Medium to tall landscaping shall be placed adjacent to the wall. If this is not possible due to wetland restoration requirements, metal trellis features shall be provided at regular intervals with appropriate landscape material. The shelf between the back of building and the creek channel wall shall include space and depth for landscape material that will trail over the wall. Air Quality AQ 2-1 Use of water trucks or sprinkler systems, in sufficient During quantities to prevent airborne dust from leaving the site and construction from exceeding the APCD's limit of 20% opacity for greater than 3 minutes in any 60 -minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. Please note that during drought conditions, water use may be a concern and the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. AQ 2-2 All dirt stock pile areas should be sprayed daily as needed. During construction MITIGATION MEASURE TIMING AQ 2-3 Permanent dust control measures identified in the approved Prior to permit project revegetation and landscape plans should be issuance implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non- invasive grass seed and watered until vegetation is established. AQ 2-4 All disturbed soil areas not subject to revegetation should be During stabilized using approved chemical soil binders, jute netting, construction or other methods approved in advance by the APCD. AQ 2-5 All roadways, driveways, sidewalks, etc. to be paved should During be completed as soon as possible. In addition, building pads construction should be laid as soon as possible after grading unless seeding or soil binders are used. AQ 2-6 Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. AQ 2-7 "Track -Out" is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in California Vehicle Code Section 23113 and California Water Code 13304. To prevent Track Out, designate access points and require all employees, subcontractors, and others to use them. Install and operate a "track -out prevention device" where vehicles enter and exit unpaved roads onto paved streets. The track - out prevention device can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices require periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track -out prevention device may need to be modified. During construction During construction AQ 2-8 Sweep streets at the end of each day if visible soil material is During carried onto adjacent paved roads. Water sweepers with construction reclaimed water should be used where feasible. AQ 2-9 All of these fugitive dust mitigation measures shall be shown Prior to permit on grading and building plans. The contractor or builder shall issuance designate a person or persons to monitor the fugitive dust MITIGATION MEASURE emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD. AQ 3-1 Construction Phase Mitigation: 1. APCD approval is required prior to demolition of the existing residence. 2. An asbestos survey shall be conducted and submitted to APCD within at least 10 days prior to commencement of demolition activities 3. Prior to construction, the developer shall contact APCD to determine if California statewide portable equipment registration is required. AQ 4-1 Operation Phase Mitigation 1. Should any wood burning device be installed within the caretaker's unit, only APCD approved wood burning devices shall be permitted in accordance with APCD Rule 504. Biological Resources BIO 1-1 Pre -Construction Surveys for Roosting Bats: Within 30 days prior to removal of existing structures and/or mature trees, a sunset survey shall be conducted by a qualified biologist to determine if bats are roosting on site. If bats are present, a follow-up acoustic monitoring survey shall be completed to determine, if feasible, which species are present. If roosts of special -status bat species are identified and will be impacted during the proposed project, CDFW will be consulted to determine appropriate measures to be implemented. If it is determined that no special -status bats are present, the project shall proceed under the guidance of a qualified biologist, in a manner that minimizes impacts to individual bats and roosts (e.g., conducting work only during the day or installing one-way exclusions prior to work). BIO 1-2 Pre -Construction Surveys for Nesting Birds: If work is planned to occur between February 1 and September 15, a qualified biologist shall survey the area for nesting birds within one week prior to activity beginning on site. If nesting birds are located on or near the proposed project site, they shall be avoided until they have successfully fledged or the nest is no longer deemed active. A non -disturbance buffer of 50 feet will be placed around non -listed, passerine species, and a 250 -foot buffer will be implemented for raptor species. TIMING Prior to permit issuance Prior to permit issuance MITIGATION MEASURE All activity will remain outside of that buffer until a qualified biologist has determined that the young have fledged or that proposed construction activities would not cause adverse impacts to the nest, adults, eggs, or young. If special -status avian species are identified, no work will begin until an appropriate buffer is determined in consultation CDFW, and/or the USFWS. BIO 2-1 Protection of Hydrologic Resources: Construction within and immediately adjacent to the drainage shall occur only when conditions are dry. For short-term, temporary stabilization, an erosion and sedimentation control plan shall be developed outlining Best Management Practices (BMPs), which shall be implemented to prevent erosion and sedimentation into the channel during construction. Acceptable stabilization methods include the use of weed - free, natural fiber (i.e., nonmonofilament) fiber rolls, jute or coir netting, and/or other industry standards. BMPs shall be installed and maintained for the duration of the construction period. In addition, the following general measures shall be implemented during construction: • The limits of disturbance within the existing drainage feature shall be clearly shown on all sites plans and flagged within the drainages prior to project implementation. All construction personnel shall be directed to avoid impacts to the areas immediately upstream and downstream of the proposed development including the existing culvert features located at EI Camino Real and Viejo Camino. • All equipment and materials shall be stored out of the streambed at the end of each working day, and secondary containment shall be used to prevent leaks and spills of potential contaminants from entering the stream. During construction, washing of concrete, paint, or equipment and refueling and maintenance of equipment shall occur only in designated areas a minimum of 50 feet from all drainages and aquatic features. Sandbags and/or sorbent pads shall be available to prevent water and/or spilled fuel from entering drainages. Construction equipment shall be inspected by the operator on a daily basis to ensure that equipment is in good working order and no fuel or lubricant leaks are present. TIMING Prior to permit issuance/During construction MITIGATION MEASURE BIO 2-2 Compensatory Mitigation Plan: A compensatory mitigation plan shall be developed to offset permanent impacts to jurisdictional areas. The exact details and performance criteria of the restoration plan shall be determined during agency coordination with CDFW, RWQCB, and the Corps, as necessary. Stabilization and restoration measures may include the installation of BMPs and/or revegetation using native seed mixes and plantings. Prior to project initiation, all applicable agency permits with jurisdiction over the project area (i.e., Corps, CDFW, and RWQCB) should be obtained. Additional mitigation measures required by these agencies would be implemented as necessary. TIMING Prior to permit issuance BIO 2-3 Agency Permitting: Prior to issuance of any permits for Prior to permit grading or construction on-site, the applicant shall obtain issuance permits from the following agencies, and any other agencies as necessary: • California Department of Fish and Wildlife US Army Corps of Engineers Regional Water Quality Control Board Any mitigation measures required by the above listed permits shall be implemented to their fullest extent. Water Quality and Hydrology WQH 1-1 The applicant shall obtain all necessary permits form the Prior to permit Regional Water Quality Control Board. issuance WQH 2-1 Prior to issuance of any building permits, a FEMA Prior to permit Conditional Letter Of Map Revision (CLOMR) must be issuance issued and received by the City Engineer. WQH 2-2 The project design and construction shall comply with the Prior to C of O CLOMR. Prior to a final inspection or Occupancy release, the developer must apply for and be issued a FEMA Letter Of Map Revision (LOMR) and a copy filed in the Office of the City Engineer. LUP 1-1 See BIO 3-1 EXHIBIT C: Site Plan I Landscape Plan DEV 18-0103 ..tri=' ��� ,��,t�*�~ �� � �'� M •rte- tol., 1 0-0 otitis LM EXHIBIT D: Elevations and Floor Plans DEV 18-0103 !Hi it 0 II 0 0 01 0 0 0133 11" 5:1 F, I! EXHIBIT D- Elevations and Floor Plans DEV 18-0103 Ell T ----T-. -T- V 1 6. 1 I r 0 L 0 Z L- ----------- -4 It it i JQ z• z 0 All /MN EXHIBIT D: Elevations and Floor Plans DEV 18-0103 ®®son[ ■ iiiiia i� Omni � �� ME SEE �� so1 M Mul 81 0 Mul M1 MEN al Ross no[ a Elm mill on on MR 01so i � ME ■ ME Nunn ®101 ■MRM SME on 101 an i 1� M so ME I m me 21 SEEM EXHIBIT D: Elevations and Floor Plans DEV 18-0103 Ila 1 fill. 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