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HomeMy WebLinkAboutPC Resolution 2019-0031PC RESOLUTION 2019-0031 CITY OFATASCADERO PLANNING RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND LOT LINE ADJUSTMENT FOR A COMMERCIAL CENTER INCLUDING A DRIVE-THROUGH RESTAURANT AT 19009 19209 AND 1950 EL CAMINO REAL (APN 049- 131-0359 049-131-053, and 049-131-083) DEL RIO RETAIL AND DRIVE-THROUGH (DEV 19-0026) MP ANNEX, LLC WHEREAS, an application has been received from MP Annex, LLC (284 Higuera St, San Luis Obispo, California 93401), Owner and Applicant, to consider a Conditional Use Permit and. Lot Line Adjustment for a commercial center with a drive-through restaurant located at 1900, 1920 and 1950 El Camino Real, Atascadero, CA 93422 (APNs 049-131-035, 049-131- 053, and 049-131-083); and WHEREAS, the site's current General Plan Land Use Designation is General Commercial (GC); and WHEREAS, the site's current Zoning District is Commercial Tourist (CT); and WHEREAS, drive-through uses are conditionally allowed in the Commercial Tourist zoning district; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meeting on July 10, 2019; and WHEREAS, recommendations of the Design Review Committee have been incorporated into the project exhibits and conditions of approval; 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 use permit was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said use permit; and WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing studied and considered a use permit for a commercial development with drive- through restaurant. 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 Hearing. The Planning Commission of the City of Atascadero, in a regular session assembled on November 5, 2019, resolved to approve a conditional use permit for a commercial development with a drive-through restaurant (DEV 19-0026). 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 projector use is consistent with the General Plan; and 2. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and 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 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 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 6. FINDING: The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. SECTION 4. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the lot line adjustment: 1. FINDING: The proposed lots for adjustment are legal lots of record; and 2. FINDING: The Lot Line Adjustment, as conditioned, is consistent with current building and zoning standards; and 3. FINDING: The Lot Line Adjustment is consistent with the General Plan and the Atascadero Municipal Code; and 4. FINDING: The Lot Line Adjustment will not result in a greater number of lots than existing. SECTION 5. CEQA. The proposed project is Categorically Exempt (Class 32) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15332, because it is an infill development of an existing vacant commercial parcel. SECTION 6. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on November 5, 2019, resolved to approve a Conditional Use Permit and Lot Line Adjustment for a commercial development with a drive-through restaurant (DEV 19-0026) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Project Plan Set 3. EXHIBIT C: Lot Line Adjustment Map On motion by Commissioner Anderson and seconded by Commissioner van den Eikhof, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Commissioners Anderson, Keen, van den Eikhof, Shaw, Dariz, Zirk (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Commissioner Wolff (1) ADOPTED: November 5, 2019 X �'91t 9&1�014 To-hT-Z41 Planning A Phil Dunsmore Planning Commission Secretary EXHIBIT A: Conditions of Approval DEV 19-0026 conditions of Approval Conditional Use Permit Del Rio Retail Development 1900, 1920, and 1950 EI Camino Real DEV 19-0026 Planning Services Conditions 1. This Conditional Use Permit and Lot Line Adjustment shall allow a Ongoing drive-through restaurant as part of a commercial development as described in these conditions of approval and generally shown in the attached exhibits, regardless of owner. Violation of any condition of approval or inconsistency with any adopted plan not authorized by the City shall result in immediate revocation of this entitlement. 2. No permit shall be issued during the fourteen (14) day appeal BP period following the Planning Commission approval. Should an appeal be filed, no permit shall be issued until final action on the appeal has been taken. 3. The Community Development Department shall have the authority BP / Ongoing to approve minor changes to the project that (1) modify the site plan of the 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 BP (24) months after its effective date, unless the project has received a building permit, or a time extension has been applied for. 5. The owner and applicant shall defend, indemnify, and hold Ongoing 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. 6. Development of the site shall be in accordance with the City Ongoing approved exhibits as attached unless specifically modified by conditions of approval or approved by the City. 7. Prior to permit issuance for any site work or structure, a lot line BP adjustment shall be completed and recorded should any proposed structure cross existing property lines. 8. The site shall be modified to eliminate all improvements, if needed, BP other than grading and detention basins from the area necessary to accommodate construction of interchange improvements as adopted by the City council and approved by the Citv Enqineer. PS PS PS PS PS PS PS PS These improvements currently include a roundabout at the Del Rio / Highway 101 interchange. 9. All site improvements and buildings shall be maintained in a high Ongoing Planning quality manner. All buildings and landscaping shall be repaired immediately if damaged. Continued regular maintenance shall --- to ensure that the commercial buildings and site improvements reflect a high quality project. 10. The owner shall install all new and relocated utilities underground. BP PS This does not include undergrounding the utilities along Highway 101 Signage: 11. All tenant signage shall be consistent with the exhibits as attached. 12. Changeable copy signage shall be limited to the chalkboard signage included in the attached sign program. 13. No internally illuminated flat faced cabinet signage shall be permitted. 14. All tenant signs on the monument sign shall be individual letters. Business logos will be permitted provided the material is compatible with the individual letter design. 15. Any modifications to the signage design shall be reviewed and approved by the Design review Committee. ndscaping: Ongoing 16. All trees shall be maintained in a manner which allows for a natural growth pattern. In no manner shall the height of the trees be stunted or limited, either through pruning or chemical application. 17. All trees within the right-of-way along the project frontage shall be maintained in perpetuity by the development. Public Works Conditions General Conditions PS PS 18. Plans, specifications, and details prepared for the public IP CE improvements required shall be prepared in accordance with City Standard Specifications and Drawings, and to the satisfaction of the City Engineer. 19. Public improvement plans (PIPs) shall be prepared by a licensed IP CE civil engineer. PIPs shall be prepared on 24"x36" plan sheets, use the City Standard border and signature block, and shall comply with Section 2 of City Standard Specifications. 20. All Public Improvement Plans (PIP) shall contain the City of IP CE Atascadero Standard Notes for Improvement Plans on file in the City Engineer's office. 21 The Developer shall be responsible for all inspection costs of the public improvements in accordance with City of Atascadero Municipal Code Sections 7-12.506. At the discretion of the City Engineer, the Developer shall execute an inspection agreement with the City Engineer to provide a City approved third party inspector and/or to pay the costs of contract inspection of the public improvements. At the discretion of the City Engineer, a third party inspector may include the Engineer of Work (EOW) for the project, at the cost of the Developer. The contract inspector or EOW shall provide ongoing inspection as frequently as the City Engineer deems appropriate to determine the construction has been completed in substantial conformance with the plans and specifications. At the completion of construction and prior to the final inspection, the contract inspector or EOW shall submit the following items to the City Engineer: • Engineer of Work Certification (City form) • Soil Testing Reports • Material Certifications • Record Drawings (including electronic files in PDF format and an AutoCAD base map) • Other documentation that may be required by the City Engineer to determine satisfactory completion of the project. D CE 22. The Applicant is responsible for all rights-of-way acquisitions and IP CE associated costs. 23. The ADA connection from the adjacent sidewalk shall be as IP/BP CE depicted on sheet A2.0 of the attached Exhibits. 24. The proposed drive-through building will be charged traffic impact BP CE fees at the City's alternative per trip method that is currently part of the City impact fee schedule. Traffic impact fees will be based upon the projected number of vehicle trips from the restaurant as determined using the most current version of the ITE trip manual. EI Camino Real Improvements 25 The Developer shall complete street improvements for EI Camino Real and Del Rio Rd in accordance with City Standard Specifications and Drawings and in conformance with Public Improvement Plans approved by the City Engineer. The Developer shall construct the following EI Camino Real (ECR) improvements: a. New frontage improvements consisting of an integral cu 19 CE and sidewalk per City Standard Drawing No. 418 (Type A) and 419 (6 -feet wide per note 5); curb face to be 35 -ft from centerline and shall align with the new curb alignment recently approved with the hotel project at 1800 EI Camino Real. b. New driveway approach per San Luis Obispo County Standard Drawing Nos. B-3, B -3a (drawing condition 1). c. New ADA compliant curb -ramp at northwesterly corner of ECR and Del Rio Rd. d. Widen ECR pavement to tie to new frontage improvements. The pavement section shall be designed based on a Traffic Index (TI) _ 10.0 and a 20 -yr design life. e. New southbound (SB) travel lanes and striping: i. One 12 -ft wide left -turn lane (100 -ft stacking) with striped center median ii. One 12 -ft wide through lane iii. One 5 -ft wide bike lane iv. One 12 -ft wide right -turn lane beginning southerly of the project entrance (175 -ft stacking) v. New SB through lane shall align with the existing SB lane southerly of Del Rio Rd to the satisfaction of the City Engineer. f. New northbound (NB) travel lanes: i. One left -turn pocket serving the project entrance with continuation of the striped center median identified above. g. New two-way center turn -lane to be striped northerly of the project entrance. Two-way turn lane shall align with the new two- way center turn -lane approved for the northerly Hotel project at 1800 EI Camino Real. h. The Developer shall relocate and adjust traffic signals as necessary to accommodate the new lane configurations and street improvements, to the satisfaction of the City Engineer. 26. Roadway signing and striping shall be in accordance with the IP CE California Manual on Uniform Traffic Control Devices (CA-MUTCD). 27. Existing overhead utilities on the ECR frontage of the subject IP property shall be placed underground, to the satisfaction of the City Engineer. The Developer shall bear all costs for design and construction of undergrounding. Stormwater A Storm Water Control Plan (SWCP) shall be prepared in accordance with City Standard Specifications and the Regional Water Quality Control Board Res. No. R3-2013-0032. The SWCP shall include supporting hydraulic calculations for each Tier. The SWCP shall be completed on the City standard form available from the City Engineer BP [a]9 CE 29. A Stormwater Pollution Prevention Plan (SWPPP) is required prior BP CE to the start of construction. The construction plans shall include the WDID number on the Title Sheet. On -Site Easements 30. The property owner shall dedicate a 6 -feet wide Public Utility BP CE Easement (PUE) contiguous to EI Camino Real and Del Rio Road rights-of-way. 31. The property owner shall create common driveway easement over BP CE that portion of the subject property to be used for the common driveway serving the subject property and the adjacent northerly property. The easement shall be subject to review and approval by the Community Development Director and the City Engineer. 32. Drainage easements and agreements are required if drainage BP CE improvements over more than one parcel are shared and operated as one system. 33. Where an easement is created for commonly owned or operated BP CE / PS improvements for the benefit of more than one property, there shall also be created a maintenance and operations agreement, to the satisfaction of the Community Development Director and City Engineer. Utilities 34. Each parcel shall be served with separate services for water, sewer, BP CE gas, power, telephone and cable TV. Utility laterals shall be located and constructed to each lot in accordance with City Standard Specifications and Drawings. 35. The Developer shall underground the existing overhead utility BP CE system within the project boundaries and along the public street frontages, to the satisfaction of the City Engineer. When undergrounding of overhead utilities requires modifications to existing overhead utilities within the adjacent block or neighborhood, the City Engineer shall determine a reasonable limit of the undergrounding efforts in coordination with the affected utility purveyors. 36. 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