HomeMy WebLinkAboutPC_2021-11-16_AgendaPacket
CITY OF ATASCADERO PLANNING COMMISSION AGENDA
In accordance with City Council Resolution No. 2021-069 and the requirements of AB
361, the Planning Commission Meeting will not be physically open to the public and
Planning Commissioners will be teleconferencing into the meeting.
HOW TO OBSERVE THE MEETING:
To maximize public safety while still maintaining transparency and public access, the meeting
will be available by clicking on the following link:
https://us02web.zoom.us/j/83250238111?pwd=SG9OdGxyNHNTNmxRWEpHTzRQK0VnQT09
Webinar ID: 832 5023 8111 (No Passcode Required)
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to participate in live public comment through
the Zoom platform using the link above or by calling 669-900-6833 to listen and provide public
comment via phone.
If you wish to comment but not via a live platform, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email
comments must identify the Agenda Item Number in the subject line of the email. The
comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before
the close of the meeting, the comment will still be included as a part of the administrative
record of the meeting but will be forwarded to the Planning Commission the next business
day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office
at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting
or time when services are needed. The City will use their best efforts to provide reasonable
accommodations to afford as much accessibility as possible while also maintaining public
safety in accordance with the City procedure for resolving reasonable accommodation
requests.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be
allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning
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 by contacting the Community Development
Department. All documents are available for public inspection during City Hall business hours by
appointment.
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
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Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, November 16, 2021
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jeff van den Eikhof
Vice Chairperson Tori Keen
Commissioner Jason Anderson
Commissioner Victoria Carranza
Commissioner Randy Hughes
Commissioner Jennifer McIntyre
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons 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. APPROVE THE DRAFT MINUTES OF OCTOBER 5, 2021
▪ Recommendation: Commission approve the October 5, 2021 Minutes.
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting, November 16, 2021
Page 2 of 3
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@atownplanning
Scan this QR Code
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COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
(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).
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.
2. NEW APARTMENT BUILDING 10165 EL CAMINO REAL (CA MANOR II)
The proposed project includes the construction of a new apartment building with
76 residential units that will be served for low-income seniors. The project will also
subdivide the property into 2 parcels; the front being 2.83 and the back 1.9 -acres.
Multiple exceptions to the Municipal Code standards including parking
requirements, height, open space, and landscaping reductions are being
requested. The project is exempt from the California Environmental Quality Act
(CEQA) under Categorical Exemption § 15332, Class 32 In-Fill Development.
Ex Parte Communications:
Recommendation: The Planning Commission adopt the draft Resolution 2021-
0014 with conditions. (DEV21-0045)
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on December 7, 2021, at 6:00 p.m.
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.
City of Atascadero Planning Commission Agenda Regular Meeting, November 16, 2021
Page 3 of 3
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@atownplanning
Scan this QR Code
with your smartphone
to view the 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 thereafter, no further public
comments will be heard by the Commission.
PC Draft Minutes of 10/5/2021
Page 1 of 4
ITEM NUMBER: 1
DATE: 11-16-21
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, October 5, 2021 – 6:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson van den Eikhof called the meeting to order at 6:00 p.m. and Commissioner
Schmidt led the Pledge of Allegiance.
ROLL CALL
Present: By Teleconference - Commissioners Anderson, Carranza, Hughes,
Schmidt, Vice Chairperson Keen and Chairperson van den Eikhof
Absent: Commissioner Jennifer McIntyre (excused absence)
Vacant: None
Others Present: By Teleconference - Recording Secretary, Annette Manier
Staff Present: By Teleconference –
Community Development Director, Phil Dunsmore
Public Works Director/City Engineer, Nick DeBar
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Staff Absent: None
APPROVAL OF AGENDA
MOTION: By Commissioner Schmidt and seconded by
Commissioner Hughes to approve the Agenda.
Motion passed 6:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson van den Eikhof closed the Public Comment period.
1
PC Draft Minutes of 10/5/2021
Page 2 of 4
ITEM NUMBER: 1
DATE: 11-16-21
CONSENT CALENDAR
1. APPROVE THE DRAFT MINUTES OF SEPTEMBER 7, 2021
▪ Recommendation: Commission approve the September 7, 2021 Minutes.
MOTION: By Vice Chairperson Keen and seconded by
Commissioner Anderson to approve the
Consent Calendar.
Motion passed 6:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None.
COMMUNITY DEVELOPMENT STAFF REPORTS
None.
PUBLIC HEARINGS
2. SUBDIVISION AT 6255 LLANO ROAD
The proposed project includes a 4-lot residential subdivision. A Mitigated
Negative Declaration was prepared for the project and was circulated for agency
and public review in compliance with CEQA regulations.
Ex Parte Communications:
Recommendation: The Planning Commission adopt the draft Resolution certifying
Negative Declaration 2021-0002 and approving Tentative Parcel Map AT 20-0019
to subdivide one residential parcel into four residential parcels. (SBDV20-0025)
EX PARTE COMMUNICATIONS
None
Planner Gleason presented the staff report, and she and Director Dunsmore answered
questions from the Commission. Planner Gleason stated that the applicant has requested
some modifications to the Conditions of Approval as follows:
On Condition 8, the applicant requests th at limitations with each building envelope be
analyzed at the time of building permit and that this portion of the condition be removed.
On Condition 8, the applicant requests that trails, animal shelters and a viewing platform
be permitted outside the envelopes. (Staff recommends language to allow passive
recreation activities and structures exempt from permit requirements.)
On Condition 9, the applicant requests that only utilities from existing poles to new
development be undergrounded.
2
PC Draft Minutes of 10/5/2021
Page 3 of 4
ITEM NUMBER: 1
DATE: 11-16-21
PUBLIC COMMENT
The following members of the public spoke: Tim Roberts.
Emails from the following citizens were read into the record by Recording Secretary
Manier: Tim Roberts, Marcia Torgerson, and Karen Robles (see Exhibits A-C).
Nick DeBar answered questions raised during public comment.
The Commission agreed that recording a deed notification on parcels 3 and 4 will tip off
the future owners that they need to design these parcels with a hydrology study, and take
into consideration the easement when designing the lot due to the drainage.
Chairperson van den Eikhof closed the Public Comment period.
MOTION: By Commissioner Hughes and
seconded by Commissioner Schmidt to adopt PC
Draft Resolution certifying Negative Declaration
2021-0002 and approving Tentative Parcel Map
AT20-0019 to subdivide one residential parcel into
four residential parcels at 6255 Llano Road, on
APN 050-291-011, based on findings and subject to
conditions of approval, with the following added
conditions:
• Modify Condition 8 to allow for passive
recreation and permit exempt structures in the
Open Space easement.
• Modify Condition 9 to confirm that only utilities
from existing utility poles to new structures be
undergrounded and that no new poles shall be
erected along the project frontage.
• On Page 14, correct the numbering.
• A deed notification shall be recorded against
parcels 3 and 4 notifying owners of the existing
drainage paths on-site and notification that any
future development of the parcels will require a
hydrology analysis and may require setbacks
from the drainage path.
Motion passed 6:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
Commissioner Carranza stated for the record that she would have like to abstain from
voting on the previous minutes, since she was absent from the last meeting.
3
PC Draft Minutes of 10/5/2021
Page 4 of 4
ITEM NUMBER: 1
DATE: 11-16-21
DIRECTOR’S REPORT
Director Dunsmore gave an update on the upcoming General Plan, Barrel Creek, Senate
Bill 9 (lot splits), and upcoming ADU changes passed by the Governor.
Director Dunsmore stated that there will be a Joint Planning Commission/City Council
Meeting in the future to kick off the General Plan Update.
Director Dunsmore stated that there may not be items ready for the October 19, 2021
hearing, so that hearing may be cancelled.
ADJOURNMENT – 7:22 p.m.
The next regular meeting is scheduled for October 19, 2021, at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following exhibits are available in the Community Development Department:
Exhibit A – Tim Roberts
Exhibit B – Marcia Torgerson
Exhibit C – Karen Robles
4
ITEM NUMBER: 2
DATE: 11/16/21
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Atascadero Planning Commission
Staff Report – Community Development Department
California Manor II Apartments
DEV21-0045
RECOMMENDATION(S):
Planning Commission adopt the draft resolution, approving a conditional use permit to
construct a 76-unit affordable senior housing apartment building, and a subdivision map
to split the lot at 10165 El Camino into two parcels based on findings and subject to
conditions of approval.
Project Info In-Brief:
PROJECT
DESCRIPTION
Addition of a new 76-unit senior/affordable apartment structure and
subdivide the rear portion of the site to create a new lot for the new
structure
PROJECT
ADDRESS: 10165 El Camino Real Atascadero, CA APN 030-461-044
PROJECT
PLANNER
Mariah Gasch
470-3446 mgasch@atascadero.org
APPLICANT Above Grade Engineering
PROPERTY
OWNER
Atascadero California Manor, LP
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
High Density
Residential RMF-24 4.7
acres
Low-income
affordable, 95-unit
apartment building
Subdivide into two lots,
develop additional 76-unit
low-income senior (55+)
apartment building on
new, vacant flag lot.
ENVIRONMENTAL DETERMINATION
☒ Categorical Exemption CEQA – Guidelines Section 15332
DISCUSSION:
5
ITEM NUMBER: 2
DATE: 11/16/21
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Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
RMF-24 RMF-24 RMF-24 El Camino Real and
RMF-10
Background
The subject site is approximately 4.7 acres and currently developed with one 95-unit, low-
income affordable multi-family building. The units are income restricted and rented at the
“low income” level (residents must qualify based on 80% of the area median income). The
property is to be divided into two new lots, with Parcel 1 (2.8 acres) in front for the existing
multi-family building and a 1.9-acre flag lot (Parcel 2) in back to house a new three story,
76-unit, low-income senior (55+) housing development. The new building will contain 12
studios, 58 one-bedroom units, and 6 two-bedroom units. The proposal also includes
community amenities such as on-site rental office, community rooms with kitchens and
meeting areas, tenant storage rooms, laundry facilities on each floor, and a landscaped
courtyard area. Both the existing and the new building are to share 151 parking spaces.
This project was presented to the Design Review Committee (DRC) in October of this
year. The DRC had a variety of comments related to architectural features, open space,
parking and landscaping. The applicant has addressed the DRC’s recommendations and
staff has added conditions to ensure the DRC’s recommendations are met.
Analysis
Subdivision
CN
RMF-24
RMF-10 P
6
ITEM NUMBER: 2
DATE: 11/16/21
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The project includes one existing lot that is proposed to be subdivided into two parcels.
Parcel 1 along El Camino Real is 2.83 acres while Parcel 2 is 1.90 acres. In order to
subdivide the rear portion off, Parcel 2 must have its own access to a dedicated street.
Therefore, Parcel 2 will connect to El Camino Real via a 24 -foot wide accessway (“flag”).
The net area of Parcel 2, excluding the flag, is 1.65 acres. The minimum lot size in the
RMF zone is 0.5 acres. Parcels 1 and 2 both exceed the minimum lot size standard. A
condition has been added the ensure a covenant is recorded between the two parcels to
share access throughout the site.
Proposed Map
Density
The project is located in a High-Density Residential land use designated area defined by
the General Plan as:
High Density Residential (HDR): These areas are intended for a minimum of 20 and a
maximum of 24, multi-family residences per acre, including mobile homes parks. The
minimum lot area is 0.5 acres net, although smaller lot sizes may be allowed through a
planned development overlay process. Zoning standards require adequate parking,
setbacks, landscaping, on-site recreation areas, individual storage, and building and
parking area screening from abutting lower density single-family areas. Maximum
densities shall be reduced based on lot slopes. All development within this district is
subject to appearance review.
The new lot (Parcel 2) will be 1.9 acres in size, and thus allows a maximum base density
of 46 units. However, per CA Government Code Section 65915, the applicant can receive
a density bonus of 80% above what is allowed by the zoning code for designating 100%
of units for low income. Therefore, the maximum density under the state density bonus
law is 83 units. Per City code, a Conditional Use Permit is required for multi-family
Parcel 1
2.79 AC (GROSS)
1.00 AC (NET)
Parcel 2
2.89 AC (GROSS)
.53 AC (NET)
7
ITEM NUMBER: 2
DATE: 11/16/21
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developments of 12 units or greater. The 76 proposed units are consistent with the
General Plan, Atascadero Municipal Code (AMC), and state law.
Per State law (sec. 65915), 100% affordable projects qualify for four automatic
concessions related to development standards. If there are other standards that
physically interfere with development of the site at full density, the applicant may request
additional development modifications through the waiver process. The applicant is
requesting the following concessions/ waivers:
• An increase in the allowed height of the new building to allow a 39’ 8” height where
the municipal code allows a maximum height of 35 feet with portions of the building
over 25-feet tall to have additional setbacks;
• A reduction in required common open space for Parcel 1 from 28,500 square feet
to 19,305 (67%) and for Parcel 2 from 22,000 square feet to 8,926 (40%) square
feet,
• And a reduction in required landscape coverage from 25% to 15% lot coverage for
Parcel 2.
Housing Needs
According to the General Plan Housing Element (2021), the Regional Housing Needs
Allocation (RHNA) in Atascadero for 2018-2028 includes the construction of 105 low-
income housing units. This 76-unit, 100% low-income affordable development would
greatly improve the city’s position in meeting its housing needs. It is also important to note
that this will be senior (55+) housing only. The US Census Bureau’s 2019 ACS 5-Year
Estimate for Atascadero identifies 1,045 renters 55 years or older in the city, or 24% of
all renters.
General Plan Policy HOS 1.3 states:
Encourage the production of housing, with particular emphasis on housing affordable to
persons with disabilities, elderly, large families, female-headed households with children,
and homeless individuals.
This project would provide 76 units of deed-restricted affordable housing to elderly
residents of Atascadero.
Site Design and Architecture
The existing building is a three-story, multi-family residential development with frontage
on El Camino Real. It is rented as 100% low-income affordable apartments, and has 95
total units. The new building to be developed will share driveway access from El Camino
Real with the existing building. The proposed 3 -story, 68,775 square-foot, U-shaped
development will contain 76 new units with laundry and storage onsite. The applicant
proposes to maintain the new apartment as a low-income affordable senior (55+)
complex. In order to be eligible for the development concessions and density bonus, the
8
ITEM NUMBER: 2
DATE: 11/16/21
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City will require that these new units be deed restricted as affordable for a term of 55
years.
The project will include an 8,926 square foot interior courtyard, surrounded by the building
on three sides with an opening on the eastern end of the lot. The courtyard will be
landscaped and include walkways that access exterior sidewalks and the parking lot. A
large community room also extends into the courtyard patio area . The courtyard includes
a small lawn and multiple benches and picnic tables for residents to utilize. In addition to
these, the courtyard also has multiple decorative features proposed such as a garden art
pieces, a sun dial in the center of the lawn and a garden obelisk.
Overall Site Plan
9
ITEM NUMBER: 2
DATE: 11/16/21
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Courtyard Plan
The three-story building will be 39’ 8” in height, and contain 12 studios, 58 one -bedroom
units, and 6 two-bedroom units. The unit sizes are split mostly equally among the three
stories. New driving aisles and parking spaces will be added adjacent to the p roposed
development, increasing total parking for the site from 122 spaces to 151. The current
site of the proposed building is mostly a vacant lot, along with the current driving aisle, a
number of oak trees, and a maintenance building for the existing structure.
Previously, Atascadero Municipal Code (AMC) 9-4.113 limited the height for buildings in
the Residential Multifamily zone to 30 feet (not to exceed 2 stories). The most recent code
update adopted by City Council this past summer revised the maximum height to 35 feet
with portions of the building over 25-feet tall to have additional setbacks required.
However, the applicant is requesting a waiver from development standards to allow up to
three stories with no additional setbacks, over 35-feet, in order to meet the desired density
that would be allowed by the 80% density bonus.
Building Design
The DRC discussed the massing of the building and expressed concerns over the lack of
architectural features of the building. The applicant addressed this comment by adding
additional articulating features to the front elevation. The project previously included
articulation but this was difficult to decipher on the renderings provided to the DRC.
Detailed color renderings were created and have been provided for the Planning
Commission’s review.
10
ITEM NUMBER: 2
DATE: 11/16/21
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Staff still has concerns about the overall massing and repetitive nature of the window
design. Staff is recommending the addition of an architectural feature, particularly on the
second story, to break up the massing. The recommendation is to add new balconies,
which would increase outdoor areas for residents to utilize while also substantially
enhancing the architecture. As an option, awnings may also be used to enhance the
appearance, instead of a flat vertical wall. Staff has added a condition to require additional
architectural features such as these to the satisfaction of the Community Development
Department.
The new building is designed to be consistent with the architectural style and materials of
the existing building. This includes earth toned exterior colors, composition shingle
roofing, stucco, and a mix of horizontal siding and vertical, batten siding. Staff does not
have any additional recommendations to the colors and materials proposed.
Colors and Materials
West Elevation
11
ITEM NUMBER: 2
DATE: 11/16/21
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East Elevation
North Elevation
South Elevation
Parking and Access
Access is provided by two entry points into the parking lot off of El Camino Real . The
existing parking lot contains 122 parking spaces with required accessible parking that
currently serve the existing 95 units. The applicant is proposing to add only 30 more
parking spaces, thereby increasing the amount of total spaces to 151 shared pa rking
spaces between the two buildings. The State density bonus law sets a maximum parking
ratio for projects providing affordable units. Per state law, a maximum of 185 parking
spaces may be required. However, the applicant is requesting a further reducti on as a
12
ITEM NUMBER: 2
DATE: 11/16/21
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concession in accordance with density bonus law. The applicant is proposing the
following parking ratios for the site:
Bedroom
Type
Total Units
Proposed
Parking
Required
(Atascadero
Municipal
Code)
Maximum
Density
Bonus
requirements
Total Parking
Provided
Under requested
concession
Studio 12 18 12 (1 per unit)
151 One Bedroom 145 218 145 (1 per unit)
Two Bedroom 14 28 28 (2 per unit)
Guest Parking 0 0
Total 171 264 185 151
The State density bonus law limits a municipality’s ability to require onsite parking for
housing developments for individuals who are 62+ when the development is within one -
half mile, to fixed bus route service that operates at least eight times per day . The
development is within ½ miles to the near Regional Transit Authority (RTA) stop. This
stop operates more than 8 times per day on weekdays but less on weekends. However,
Atascadero has a Dial-a-Ride service which also exempts senior housing developments
from parking requirements. It is important to note that this site is more than one mile from
any grocery store or pharmacy, and pedestrians would need to walk along El Camino
Real to reach any shopping areas.
The DRC expressed concerns about the significant parking reduction and a lack of a
Parking Management Plan. The committee requested that that the applicant provide a
parking management plan that can justify the low parking ratio. A management plan can
provide for things such as car sharing, specific units that must be occupied by tenants
who do not own vehicles, and other programs such as a direct transportation service for
tenants (a van pool).
The applicant performed an independ ent parking study based on observations over the
course of a few days. Here are the results of their observations:
Weekday
10/25/21 Vehicles
parked
7PM 64
10/26/2021
7AM 64
1PM 60
Weekend
10/30/2021 Vehicles
parked
7AM 67
1PM 55
7pm 67
There are 122 existing parking spaces onsite for building one. Based on these numbers,
approximately 2/3 of the lot is being used by the existing 96 units. Twenty -nine new
parking spaces are to be added with the addition of the second building. It does not
appear that parking is impacted based on current data. However, the owner does not
13
ITEM NUMBER: 2
DATE: 11/16/21
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have any plans proposed to mitigate parking if it does become impacted in the future as
there is no restriction on how many residents may have vehicles. The site is also fairly
isolated from services and mobility for seniors to services is limited since the regional bus
stops approximately once per hour at the nearby bus stop.
At this time, the applicant has not provided a parking management plan to mitigate issues
that may arise with such a dramatic reduction. Therefore, staff has added a condition that
a parking management plan be submitted prior to building occupancy. This parking
management plan will need to include additional resources to enhance mobility for
seniors. This plan should include, but is not limited to providing an onsite van pool with
daily trips to grocery/ retail stores, a car share vehicle for tenants to rent, designated
parking spaces for visitors/ employees and any other similar programs that increase
mobility to services.
Landscaping Plan
Landscaping will be enhanced throughout the project site and includes native trees,
groundcover, shrubs, and grasses adjacent to the walkways, within the courtyard and
around the parking lot. Approximately 18% of Parcel 2 will be landscaped, with 13,237 sf
of landscaping on a site that is about 71,700 net sf total. This is below the minimum 25%
required by the AMC. Parcel 1 will continue to meet the minimum landscape standard.
The applicant is requesting a concession to reduce required landscape amount. At the
DRC hearing, staff recommended reducing the lengths of the parking stalls on Parcel 2,
This is to increase the overall landscaping by adding an additional foot to the landscaping
planters surrounding the parking area of Parcel 2. The applicant confirmed feasibility o f
this modification and an additional foot of landscaping has been added in these landscape
planters. This increased the landscaped area of Parcel 2 by 332 square feet.
The Municipal Code also requires trash enclosures to be surrounded by landscape. Two
new trash enclosures are proposed on Parcel 2. These include landscaping around the
sides and back of the enclosure and a metal screen to shield it from the parking lot. Staff
has added a condition that the final design be approved by the Community Development
Department.
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Landscape Plan
Trash enclosure
The proposed project also includes the removal of fifteen native trees ranging in DBH
from 11” to 50”. These are being removed because they are in the footprint of the
building and parking lot or will be substantially impacted by grading activities.
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Multi-Family Standards
Storage:
The Zoning Ordinance requires specific standards for projects developed in residential
multi-family (RMF) zoning districts. AMC 9-3.262 states that each unit shall be provided
a minimum of 100 cubic feet of enclosed storage space, exclusive of closets, which may
be located in either a principal or accessory building. Each floor has designated tenant
storage space. Storage closets are located together in rooms separate from the units.
The amount of storage provided meets requirements of the Municipal Code.
Open Space:
The code also requires outdoor recreational space at a ratio of 300 square feet per unit.
Based on this, a total of 22,800 square feet of open space is required for Parcel 2. Since
open space is being eliminated from the existing project with the addition of the new
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building, Parcel 1 will also not meet required open space. Parcel 1 requires a total of
28,500 square feet of open space and after the new building is built there will only be
19,305 square feet. According to the code, this can be provided in one shared location,
provided that no individual area is less than 1,000 square feet. The only proposed new
outdoor recreational space is a courtyard that is approximately 8,926 square feet in the
center of the complex for Parcel 2. The project is well below the zoning codes’
requirement for open space. Therefore, the applicant is requesting a concession for this
requirement. Due to the site’s layout, there is limited opportunity to expand open space
further. The addition of more open space may result in a loss of units or parking spaces.
In response to the DRC’s comments, the applicant has provided additional outdoor
balconies for communal use on the 2nd and 3rd floors. There is a total of four new
balconies. These provide a cumulative 420 sf of additional "outdoor" space for tenants.
Courtyard balconies
Staff has analyzed some possible solutions to add more outdoor space for residents. This
resulted in staff adding a condition that requires the addition of balconies to at least one
story along with outdoor patios for residents located on the first floor toward the inner
courtyard. Balconies may add a substantial cost to the applicant and may not be able to
be required under the Housing Accountability Act. Patios on the first floor in the courtyard
area would be a simpler addition and would involve modification to the landscape plan.
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Courtyard
Housing Accountability Act
The Housing Accountability Act (HAA), Government Code Section 65589.5, establishes
limitations on a local government’s ability to deny, reduce the density of, or make
infeasible, housing development projects that are consistent with objective local
development standards and contribute to meeting housing need. In order to do any of the
previously stated, local governments must make specified written findings based upon a
preponderance of the evidence that a specific, adverse health or safety impact exists.
However, local governments are not prohibited from requiring a housing development
project to comply with objective, quantifiable, written development standards, conditions,
and policies. Those standards must meet the following criteria:
• Be appropriate to, and consistent with, meeting the local government’s share of
the Regional Housing Needs Allocation (RHNA) or meeting the local government’s
need for emergency shelters as identified in the housing element of the general
plan.
• Be applied to facilitate and accommodate development at the density permitted on
the site and proposed by the development or to facilitate and acco mmodate the
development of the emergency shelter project.
• Meet the definition of “objective”. Objective standards are those that involve no
personal or subjective judgment by a public official and being uniformly verifiable
by reference to an external and uniform benchmark or criterion available and
knowable by both the development applicant or proponent and the public official.
Therefore, the Planning Commission cannot condition this project in such a way that
would make it challenging for the applicants to build the desired number of units allowed
by the Density Bonus.
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ENVIRONMENTAL DETERMINATION:
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 in-fill
development project.
FINDINGS:
To recommend approval of the proposed project, findings are required to be made by the
Planning Commission. The City’s General Plan and Zoning Ordinance identify the specific
findings that must be made to approve California Manor II Apartments. Findings and the
facts to support these findings are included in the Draft Resolution.
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. The theater building
would remain un-subdivided and maintained under single ownership.
ATTACHMENTS:
1. Draft Resolution
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ATTACHMENT 1: Draft Resolution
DEV21-0045
DRAFT PC RESOLUTION 2021-0014
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING DEV 21-0045 / CA MANOR II APARTMENTS
CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP AT21-0014
FOR THE CONSTRUCTION OF 76-UNIT, LOW-INCOME
AFFORDABLE SENIOR HOUSING APARTMENT BUILDING AND TWO LOT
SUBDIVISION LOCATED AT 10165 EL CAMINO REAL
(Atascadero California Manor, LP)
WHEREAS, an application has been received from Atascadero California Manor, LP
(Applicant/ Owner), 1370 Jensen Ave. #B, Sanger, CA 93657 to consider a lot subdivision and
Conditional Use Permit for the development of California Manor II Apartments, a 76-unit low-
income affordable senior housing complex; and
WHEREAS, the site has a General Plan Designation of High Density Residential (HDR);
and
WHEREAS, the site is in the Residential Multi-Family 24 (RMF-24) zoning district; and
WHEREAS, the existing site has a gross area of 4.73 acres; 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 Subdivision
and 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
Subdivision and Conditional Use Permit; and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearings.
1. The Planning Commission held a duly noticed public hearing to consider the project on
November 16, 2021 and considered testimony and reports from staff, the applicants, and
the public.
SECTION 3.
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ITEM NUMBER: 2
DATE: 11/16/21
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I. Findings for approval of Tentative Parcel Map. The Planning Commission finds as
follows:
1. The proposed subdivision, together with the provisions for its design and improvement,
is consistent with the General Plan; and
Fact: The High-Density Residential land use designation is designed to encourage
housing types that increase density in the city. The minimum lot size in an HDR area
is 0.5 acres net. The two resulting parcels from this subdivision will be 2.8 and 1.9
acres, respectively. The HDR General Plan designation will remain for both parcels.
2. The site is physically suitable for the type of development; and
Fact: The site is flat and no physical changes are required.
3. The site is physically suitable for the proposed density of development; and
Fact: The subdivision is of a lot that has an existing large multifamily apartment
building. Although not an equal split, both new parcels will be large enough in size to
accommodate both current and proposed building densities.
4. The design of the subdivision or the proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their
habitat; and
Fact: The lot to be subdivided is already heavily developed, the new building will
involve the removal of some large oak trees but otherwise will not substantially damage
the environment or wildlife.
5. The design of the subdivision or the type of improvements will not cause serious health
problems; and
Fact: The improvements proposed will not cause health problems and are appropriate
for HDR land use and zoning standards.
6. The design of the subdivision will not conflict with easements for access through or
use of property within the proposed subdivision.
Fact: There are no easements within the proposed subdivision.
II. Findings for approval of Conditional Use Permit. The Planning Commission finds
as follows:
1. The proposed project is consistent with the General Plan; and
Fact: The High-Density Residential land use designation is designed to encourage
housing types that increase density in the city. Not only is this project zoned for the
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highest potential density in the city, it is also 100%, and per CA Government Code
Section 65915 the applicant can receive a density bonus of 80% above what is allowed
by the zoning code. The 76 units proposed is actually below the maximum allowed
under these circumstances. Additionally, the project is consistent with the Housing
Element of the general plan, especially HOS Policy 1.3: Encourage the production of
housing, with particular emphasis on housing affordable to persons with disabilities,
elderly, large families, female-headed households with children, and homeless
individuals.
Because this is a senior (55+) affordable housing development, the city will be
providing necessary housing for its elderly population. Also, this affordable housing
project will help the city reach its RHNA numbers for low-income housing before the
deadline of 2028.
LOC Program 1.1.7 states: Within the Urban Core encourage infill development or the
revitalization or reuse of land already committed to urban development where utilities
and public services exist. This project is consistent with this General Plan Program as
well because it is an infill project on a vacant part of a lot surrounded by existing
housing.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance;
and
Fact: This proposed project can be permitted through the Conditional Use Permit
Process as identified in the AMC. The components of this project that are not consistent
with the AMC, such as height, open space, and landscape coverage, are requested as
concessions for this 100% affordable development. Because of this, the project as a
whole is consistent with the applicable provisions of the AMC as conditioned.
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 subdivided lot that the project will be developed on is surrounded by other
lots zoned RMF-24 on three sides. The fourth side is the access location where the flag
lot connects to El Camino Real. The building itself will not be visible from the street
since it is behind an existing multi-family residential building. The site design has been
reviewed by all City departments for consistency with code requirements.
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: Though taller than the surrounding buildings, it is only about 5 feet over code
requirements. Also, the design of the project is not out of character compared to
adjacent apartment buildings. Additionally, the landscaping plan calls for the planting
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of trees around the perimeter of the site to obscure the view from the surrounding
residences.
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 only road that can access the site is El Camino Real, which is a major arterial
street in the City. Also, because it is a senior housing development, not all residents
will be driving themselves.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted
by ordinance or resolution of the City Council.
Fact: Large, multifamily structures are permitted in RMF-24 zoning districts. The
proposed development, including concessions and bonuses, is compliant with all
related zoning codes and plans.
SECTION 4. CEQA. The project is exempt from the California Environmental Quality
Act (CEQA), under Categorical Exemption § 15332, Class 32: In-Fill Development Projects.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on November 16, 2021, resolves to approve California Manor II Apartments
(DEV21-0045), subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Tentative Parcel Map AT21-0014
EXHIBIT C: Site Plan
EXHIBIT D: Elevations
EXHIBIT E: Floor Plans
EXHIBIT F: Unit Plans
EXHIBIT G: Renderings
EXHIBIT H: Landscape Plan
EXHIBIT I: Courtyard Plan
EXHIBIT J: Colors and Materials
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: ( )
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ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: Conditions of Approval
DEV 21-0045
Conditions of Approval
California Manor II Apartments
10165 El Camino Real
DEV 21-0045
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Planning Services
1. DEV 21-0045 (Tentative Parcel Map AT21-0014) shall be for the subdivision of 10165 El Camino
Real; A portion of Parcel A of Parcel Map AT81-183, as recorded in book 31, page 26 of parcel
maps, in the County of San Luis Obispo, California. (Assessor’s Parcel Number’s 030-461-044), as
generally shown in attached Exhibit B, regardless of owner.
Ongoing
2. The appeal period is fourteen (14) days following the Planning Commission approval unless prior
to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning
Ordinance.
Ongoing
3. Approval of this Tentative Parcel Map shall be valid for a period of twenty-four (24) months and shall
expire on November 16, 2023, consistent with Section 66452.6(a)(1) of the California Subdivision
Map Act. The approved Tentative Parcel Map may be extended consistent with Section 66452.6(e)
of the California Subdivision Map Act. Any requested map extension shall be consistent with Section
11-4.23 of the Atascadero Municipal Code
FM
4. The Community Development Department shall have the authority to approve minor changes to the
project that (1) result in a superior site design or appearance, and/or (2) address a construction
design issue that is not substantive to the Tentative Parcel Map.
FM
5. The Subdivider shall defend, indemnify, and hold harmless the City of Atascadero or its agents,
officers, and employees against any claim or action brought to challenge an approval by the City,
or any of its entities, concerning the subdivision.
Ongoing
6. The Subdivider shall pay all applicable Quimby Act fees to the City in accordance with the fee
schedule and policies in effect at the time of subsequent applications.
FM
7. The site shall be kept in a neat manner at all times and the landscaping shall be continuously
maintained in a healthy and thriving condition.
Ongoing
8. All site plan improvements shall be consistent with Exhibit C of the master plan of development. BP/ Ongoing
9. The owner shall provide a landscape and irrigation plan, completed by a design professional, to the
Community Development Department for review.
• Landscaping and irrigation shall be installed as shown on the approved landscape plan prior to
requesting a final planning inspection.
• All landscaping shall be consistent with State and local ordinances related to water efficiency.
• All trees shall be maintained by the property owner in a manner which allows the tree to
grow to its natural canopy height and width.
i. Low lying branches shall be removed consistent with fire department standards
for clear access.
BP/ Ongoing
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Conditions of Approval
California Manor II Apartments
10165 El Camino Real
DEV 21-0045
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
ii. Parking lot shade trees, both those in planter fingers/islands and along the
perimeter of parking areas, shall be maintained in a manner which allows the
tree to achieve a minimum of 10% coverage of the parking lot.
iii. Irrigation shall be monitored and maintained and deep root watering methods
shall be utilized.
• Should a tree require replacement, approval of the replacement tree species and location shall
be obtained from the City’s Planning Division prior to removal. Any removed tree shall be
replaced in accordance with City standards and any approved entitlement conditions.
10. The landscape plan shall be consistent with what is shown in Exhibit H.
11. Overall courtyard design shall be consistent with Exhibit I. Courtyard on Parcel 2 shall include
amenities for residents to enjoy such as benches, tables and art features to the satisfaction of the
Community Development Department.
BP/ Ongoing
12. New fencing and screening shall be reviewed and approved by the Community Development
Department.
BP
13. All elevations must be consistent with Exhibit D. Maximum building heights shall not exceed 39-feet,
8- inches in height measured from finished grade.
BP
14. Color and materials shall be consistent with Exhibit J. Any color deviations or additional colors must
be approved by the Community Development director or their designee prior to the issuance of
building permits.
BP
15. A deed restriction shall be entered between the City of Atascadero and the applicant deed
restricting all 171 units to low income affordable and ages 55+ for a term of no less than 55 years.
This deed restriction shall be recorded prior to the issuance of building permits.
BP
16. Project shall be developed and maintained as one development, regardless of owner(s). Ongoing
17. Approval of this permit shall include the removal of 15 Native Oak Trees. The applicant shall be
required to pay mitigation fees or provide replantings on-site per the requirements of the
Atascadero Native Tree Ordinance. Any additional removals shall be subject to Community
Development Department approval.
BP
18. The final trash enclosure design shall be included with the building permit submittal and shall be
approved by the Community Development Department.
BP
19. All lighting shall be designed to eliminate any off-site glare. All exterior site lights shall utilize
full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. No light shall be
permitted to spill off-site. Fixtures shall be shield cut-off type.
BP
20. At the time of building permit submittal of the proposed project, applicant must submit a
photometric plan showing locations of proposed on-site lighting. Prior to final occupancy, City
staff and the applicant shall meet on-site and review lights at dusk condition to ensure off-site
light spillage and glare
BP
21. A letter from a qualified biological consultant will be required prior to permit issuance to verify
birds in trees #58, as identified in the arborist report, have fledged.
BP
22. A parking management plan shall be submitted prior to building occupancy. This parking
management plan will need to include additional resources to enhance mobility for seniors. This
FI
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Conditions of Approval
California Manor II Apartments
10165 El Camino Real
DEV 21-0045
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
plan should include, but is not limited to providing an onsite van pool with daily trips to grocery/
retail stores, a car share vehicle for tenants to rent, designated parking spaces for visitors/
employees and any other similar programs that increase mobility to services.
23. Additional architectural features shall be included on the building permit submittal and shall be
approved by the Community Development Department. Additional features may include but are
not limited to awnings above one or all story exterior windows, balconies on the exterior façade,
etc.
BP
24. The addition of balconies to at least one story along with outdoor patios for residents located on
the first floor toward the inner courtyard shall be required upon building permit submittal to the
satisfaction of the Community Development Department.
BP
25. Easements shall be recorded with the final map over both parcels to guarantee shared access
and for the entire development, regardless of owner.
FM
Public Works Conditions
26. Tentative Parcel Map to display the parcel lines and descriptions clearly, with bold lines and text. FM
27. Provide Preliminary City Stormwater Control Plan form and Drainage Analysis supporting the
sizing of the underground storage chambers. Include a 100-year storm overland escape path on
plans. Exhibits/plans to support draft drainage report assumption that the overflow would go
towards El Camino Real. Design to ensure no cross -lot drainage into neighboring property is
introduced as a result of the raising on the site at the east/back of the property.
BP
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DATE: 11/16/21
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
Exhibit B: Tentative Parcel Map AT21-0014
DEV21-0045
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ITEM NUMBER:
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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
Exhibit C: Site Plan
DEV21-0045
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Exhibit D: Elevations
DEV21-0045
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Exhibit E: Floor Plans
DEV21-0045
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Exhibit F: Unit Plans
DEV21-0045
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East Elevation:
North Elevation
Exhibit G: Renderings
DEV21-0045
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South Elevation:
West Elevation
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Exhibit H: Landscape Plan
DEV21-0045
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Exhibit I: Courtyard Plan
DEV21-0045
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Exhibit J: Colors and Materials
DEV21-0045
44