HomeMy WebLinkAboutPC Resolution 2019-0025^T i 2019
PC RESOLUTION 2019-0025 CITY of ATASCA®ER®
PLANNING
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
RECOMMENDING THE CITY COUNCIL AMEND TITLE 9, ARTICLE
289 AND PLANNED DEVELOPMENT OVERLAY DISTRICT #27 (9-3.672)
Grand Oafs Micro Community
4711 E1 Camino Real (DEV19-0049)
APN 029-271-001
WHEREAS, an application has been received from Cal Coastal Holdings, LLC (242 El
Dorado Way, Pismo Beach, CA 93449), Applicant, and Owner, to consider a Planned
Development amendment, a revised Master Plan of Development (Conditional Use Permit), and a
new Vesting Tentative Tract Map; and,
WHEREAS, the site's current General Plan Land Use Designation is High Density
Residential (HDR) and General Commercial (GC); and
WHEREAS, the site's current Zoning Designation is Residential Multi -Family (RMF -24)
and Commercial Retail (CR) with a Planned Development 927 (PD27) Overlay; and
WHEREAS, Article 28 of the Atascadero Municipal Code allows for the creation of
Planned Development Overlay Zones to promote orderly and harmonious development and to
enhance the opportunity to best utilize special site characteristics; 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 has determined that it is in the best interest of the
City to enact an amendment to the Zoning Code Text and official Zoning Map to protect the health,
safety and welfare of its citizens by applying orderly development through the use of a Planned
Development Overlay Zone; and
WHEREAS, General Plan Policy 3.1 allows for mixed-use or exclusively multi -family
residential infill development in the mid -block General Commercial areas along El Camino Real;
and
WHEREAS, a timely and properly noticed Public Hearing upon the subject 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 and map amendments.
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 Zoning Code Text Amendment and Official Zoning Map Amendment:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on October 1, 2019, considered the proposed zoning text amendments.
SECTION 3. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals with respect to the Municipal Code Text Amendments:
A. Findings for Approval of a Zone Text Change
FINDING: The Planning and Zoning Text Change is consistent with General Plan
policies and all other applicable ordinances and policies of the City.
FACT: The proposed zone text amendments align the code requirements with the
vision, intent, and policies of the adopted General Plan.
FINDING: This Amendment of the Zoning Ordinance will provide for the orderly
and efficient use of lands where such development standards are applicable.
FACT: The proposed text amendment provides for orderly development within the
Commercial zoning districts in accordance with the adopted General Plan.
FINDING: The Text Change will not, in itself, result in significant environmental
impacts.
FACT: The proposed text changes are minor and do not trigger any environmental
impacts.
FINDING: Modification of development standards or processing requirements of
the Zoning Ordinance through the PD overlay is warranted to promote orderly and
harmonious development; and
FACT: The PD -27 established development standards that promote a cohesive
neighborhood development and ensure that City goals related to traffic mitigation,
aesthetic character, inclusionary housing, and pedestrian connectivity, among
others, are achieved. Minor modifications to the PD -27 zone text are currently
proposed.
FINDING: Modification of development standards or processing requirements of
the zoning ordinance through the PD overlay will enhance the opportunity to best
utilize special characteristics of an area and will have a beneficial effect on the area.
FACT: The Planned Development 27 overlay text modifies standard development
requirements to allow for a mixed-use residential and commercial project. Modified
standards for the development enable the unit count and site design as proposed by
the applicant.
FINDING: Benefits derived from the Planned Development Overlay Zone cannot
be reasonably achieved through existing development standards or processing
requirements.
FACT: The Planned Development Overlay Zone 27 ensures that development
within the area provides certain benefit as identified by Council Policy.
Development under the PD27 standards will maintain and enhance neighborhood
character and provide transition between commercial and single-family uses.
FINDING: Proposed plans offer certain redeeming features to compensate for
requested modifications of the Planned Development Overlay zone.
FACT: City Council Planned Development Policy requires project benefits such as
affordable inclusionary housing, pocket parks, and high quality landscape and
architecture in exchange for modified development standards. As conditioned, the
project satisfies these requirements.
SECTION 4. Approval. The Planning Commission of the City of Atascadero, in a regular session
assembled on October 1, 2019, resolved to recommend the City Council introduce for first reading
by title only, an Ordinance that will modify PD27 zoning text consistent with the following:
9-3.672 Establishment of Planned Development Overlay Zone No. 27: (PD27).
Planned Development Overlay Zone No. 27 is established as shown on the Official Zoning Maps (Section
9-1.102). A Planned Development Overlay Zone No. 27 is established on parcel APN 029-271-001 with a
combined gross acreage of 1.71 acres. The mw6mum residential density wit4in the planned developRient
shall not e*eeed fe�, (4 0) residential units along with eight �hausaad si* hundf:ed si*ty four- (8,66 4)
square feet of,.,,.,,mer-eial spaee The development standards contained within the master plan of
development document (CUP 2005 0 P-0), as conditioned, shall be applied to all future development
within the project area, and as follows:
(a) All site development shall require the approval of a master plan of development. All
construction and development shall conform to the approved master plan of development, as conditioned.
(b) The Vesting Tentative Tract Map (TT -44 2005 0 TR 3 14 1) and any subsequent amendments
for the site shall be consistent with CUP 2005 0174 the approved master plan of development. All
construction and development shall conform to the approved master plan of development, as conditioned.
(c) No subsequent tentative parcel or tract map shall be approved unless found to be consistent
with the approved master plan of development.
(d) The commercial area, residential dwelling units, landscaping, walls and fencing shall be subject
to review under the City's Appearance Review requirements consistent with the approved master plan of
development.
(e) Building setbacks, lot sizes, landscape area, and lot coverage shall be as identified within the
approved master plan of development.
(f) All landscaping shown on the approved landscape plan will be installed by the developer and
shall be maintained as approved.
(g) All utilities, including electric, telephone and cable, along the frontage of, and within the PD
and along the project frontages shall be installed and/or relocated underground.
(h) The property will retain the Commercial Retail zoning district designation. The following
allowable uses are proposed for this district within the PD -27 overlay zone for the live/work spaces and
community building:
(1) Residential multifamily (seeond floot: ,
(2) Br-eadeast ,
(3) Building ma+er-ials and har-dwar-e (indoor- only* -
(4 1) Food and beverage retail sales;
(-52) Furniture, home furnishings and equipment;
(63) General merchandise stores;
(74) Mail order and vending;
(95) Temporary or seasonal sales;
(96) Financial services;
(447) Offices;
(12) Small seale manufaetur-ing;
(448) Temporary offices;
(449) Personal services;
(44 10) Light repair services;
(4-11) Membership organizations;
(17) Hef4ietiltuf:al 0
(4-112) Business support services, where all areas of use are located within a building;
I . ME - W, I W W, -- W^-
(22) Sebeels;
(23) Utility ser-viee eentef;
(2413) Libraries and museums;
(2 314) Temporary events.
(15) Tasting Room
(16) Artisan Foods and Products
(17) Small Family Da. Care
(18) Research and development
(19) Printing and Publishing
(i) The conditional uses will be c,,nsiste nt with these listed ar the under—lying Co al Retail
Zone as follows:
(1) Public Assembly and Entertainment
(2) Microbrewer_y/Brewpub
(3) Schools—business and vocational;
(4) Schools;
�)All residential and eemmefeial uses shall be eeasistefA with the of the under-1)4*9
zoning distrie* eept as allowed by the mastef plan of develepmentNo open parking spaces shall be
reserved for any commercial or residential tenant with the exception of the tandem spaces.
(k) The common lot shall be maintained as a common use parcel for all residential tenants. No
fencing or other barrier shall be constructed which hinders pedestrian access to each residential lot or
which limits the ability for a residential owner to provide basic utility services to their property.
(kl) All trees shown to be protected on the approved master plan of development shall be
maintained. Any future tree removal shall require approval per the requirements set forth in the
Atascadero Native Tree Ordinance.
SECTION 5. CEQA. The project was determined to be consistent with previously certified
Mitigated Negative Declaration 2005-0063.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner Keen, and seconded by Commissioner Wolff, the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Commissioners Keen, Wolff, van den Eikhof, Dariz (4)
NOES: None (0)
ABSENT: Commissioners Anderson, Shaw, Zirk (3)
ABSTAINED: None (0)
ADOPTED: October 1, 2019
CITY OF ATASCADERO, CA
ark Dariz
Planning Commission Vice Chairperson
ATTEST:
Phil Dunsmore
Planning Commission Secretary