HomeMy WebLinkAboutPC_1999-01-19_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION AGENDA
NOTE: Study Session to be held at 6:00 p.m.
Regular meeting will begin at 7:00 p.m.
Regular Meeting & Study Session
January 19, 1999 — 6:00 p.m.
City of Atascadero
6500 Palma Avenue - 4`h floor - Atascadero, California
STUDY SESSION 6:00 p.m.
A study session will be held beginning at 6:00 p.m. Students from Cal Poly will make a
presentation to the Commission regarding their study and review of the General Plan.
The Study Session will end at 7:00 p.m.
CALL TO ORDER 7:00 p.m.
PLEDGE OF ALLEGIANCE
ROLL CALL: Chairman Zimmerman
Vice Chairman Sauter
Commissioner Clark
Commissioner Eddings
Commissioner Fonzi
Two (2) vacancies
SEATING OF NEW COMMISSIONERS
David P. Bentz
Kimberly A Jeans
PUBLIC COMMENT
(This portion of the meeting is reservedfor persons wishing to address the Commission on any matter not on this
agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes. Please stateyour
name and address 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)
A. CONSENT CALENDAR - None
(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)
B. 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 and address for the record and can address the Commission
for five 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))
1. General Plan Amendment 97001 Zone Chan e 97002 Tentative Tract Ma
97003 (The "Lakes" Project)
Midland Pacific Building Corporation — 3900 Traffic Way
Consider approval of request to amend the General Plan designation and zoning
of the 143 -acre site, allow connection to public sewer and allow for its
subdivision into 122 single family residential lots, eight (8) open space parcels
totaling approximately 50 acres, and one (1) remaining lot.
Staff Recommendation: (1) Adopt Resolution 1999-001 thereby recommending
that the City Council certify that the Final EIR prepared for the project has been
completed and reviewed in compliance with CEQA and state and local guidelines
adopted for the implementation of CEQA; (2) Adopt Resolution 1999-002, thereby
recommending that the City Council approve GPA #97001 and ZC #97002 by
changing the land use designation and zoning of the subject site from Suburban
Single Family to Moderate Density Single Family and extending of the Urban
Services Line to provide access to the public sewer system; (3) Adopt Resolution
PC 1999-003, thereby. recommending . that the City Council approve Tentative
Tract Map #97003 based on certain Findings and subject to certain Conditions of
Approval.
C. STAFF ANNOUNCEMENTS & REPORTS
1. Redevelopment Project Update.
2. Director's Report
D. COMMISSIONER ANNOUNCEMENTS & REPORTS
E. ADJOURNMENT
Please note: Should anyone challenge any proposed development entitlement listed on this
Agenda in court, 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.
The Next regular meeting of the Planning Commission will be February 2, 1999.
Planning Commission Staff Report
The Lakes
General Plan Amendment 97001, Zoning Change 97002,
Tentative Tract Map 97003
(Davis Ranch, 3900 Traffic Way: Midland Pacific)
SUBJECT: General plan and zoning amendments and subdivision map to allow
development of an approximately 140 -acre site with 122 homes, two lakes, and associated
amenities.
RECOMMENDATION:
1. Adopt Resolution No. PC 1999-001, recommending that the City Council certify the
Final Environmental Impact Report (EIR); and
2. Adopt Resolution No. PC 1999-002, recommending that the City Council approve
General Plan Amendment 97001 and Zone Change 97002, changing the land use
designation and zoning of the site from Suburban Single Family (Residential Suburban
zoning) to Moderate Density Single Family (Residential Single Family zoning),
extending the Urban Services Line (USL) to include the site, and adopting Planned
Development overlay zone no. 14;
3. Adopt Resolution No. PC 1999-003, recommending the City Council approve Vesting
Tentative Tract Map 97003 based on findings and subject to conditions, with direction to
the Council on the preferred access to the site.
SITUATION AND FACTS:
1. Applicant: Midland Pacific Building Corporation
2. Representative: Dennis Moresco, President
3. Project Address: 3900 Traffic Way
4. General Plan Designation: Suburban Single Family, outside Urban Services line
(USL)
5. Zoning District: RS (Residential Suburban), 2.5 -acre minimum lot size
6. Site Area: 142 acres
000001
ITEM NUMBER: B-1
DATE: JAN. 19, 1999
7. Existing Use: Residence and several farm structures, small-scale industrial uses at
the north end
8. Environmental Status: Final EIR completed
Site description: The site is a ranch and industrial property bounded by the Salinas River,
the River Gardens development, the railroad tracks, and Chico Road, and contains about 140
acres. The ranch land is nearly flat, contains clusters of oaks primarily in the center of the
site, and is developed with a few farm buildings. Some industrial buildings are concentrated
on a parcel on Chico Road.
The site is adjacent to high-density residential land to the southeast (River Gardens) and to
rural residential property on the southwest. Residential land south of the site is a mix of rural
and higher -density lots, with the larger lots toward the southwest.
Project description: The applicant wants to divide the site into 131 lots: 122 residential lots
ranging in size from 0.5 acres to 1.55 acres; eight open space parcels having a combined area
of fifty acres, and a larger residential lot of 2.9 acres, to be left vacant for the present. Plans
include development of two large lakes and additional open space and recreational areas for
the exclusive use of residents.
The applications include a general plan and zoning amendment to change the land use
designation from Suburban Single Family (LUE map) and Residential Suburban (Zoning
map) to Moderate Density Single Family (LUE Map) and Residential Single Family (RSF-Y,
Zoning map), including a request for a Planned Development overlay zone, plus a vesting
subdivision map. The application originally included a use permit request to allow the 2.9 -
acre site to be used for a neighborhood commercial development, but that application has
since been withdrawn. The vacant 2.9 -acre lot that was proposed for commercial use would
remain under Residential Suburban zone, and therefore could potentially be developed with
one residence in the future if the industrial buildings were to be removed.
DISCUSSION:
Environmental Review and consequences for the development
An environmental initial study was prepared, which concluded that the project could have
significant impacts on the environment. An Environmental Impact Report was prepared,
focusing on impacts considered in the initial study to be potentially significant. Comments
received during the 45 day public review period led to substantial revisions to the EIR and
subsequently another 45 day review period.
The final EIR has now been completed and is ready for certification by the final approving
body (the City Council). To determine if the EIR is "adequate", according to CEQA
Guidelines, it should be prepared:
ITEM NUMBER: g-1
"...with a sufficient degree of analysis to provide decision -makers with information
which enables them to make a decision which intelligently takes account of environmental
consequences. An evaluation of the environmental effects of a proposed project need not be
exhaustive, but the sufficiency of an EIR is to be reviewed in light of what is reasonably
feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should
summarize the main points of disagreement among the experts. The courts have looked not
for perfection but for adequacy, completeness, and a good faith effort at full disclosure ".
There has been no "disagreement among experts" in this case. The final EIR contains all
comments and responses to those comments, and therefore represents a good faith effort at
full disclosure and is adequate.
The EIR concludes that there are some significant and unavoidable impacts on air quality and
agricultural resources. To approve the project will require that the City Council adopt a
"Statement of Overriding Considerations", stating why the benefits of the project outweigh
these significant effects. The EIR further concludes that the project would have impacts on
traffic, public services, noise, biological resources, and cultural resources, all of which can be
reduced to less than significant levels by incorporation of mitigation measures in the project.
The EIR offers "environmentally superior alternatives": development under existing zoning
(which would allow creation of 56 lots) or a reduced -scale project (94 lots).
The mitigation: The EIR includes 17 mitigation measures, many of which are incorporated
into the design of the project already. Several others are changes to streets and use of specific
construction techniques that will not significantly change the subdivision design. The
attached staff report, prepared for the Commission's review of the EIR, summarizes the
significant impacts and proposed mitigation. Since that review, a phase II archaeological
study (subsurface study) has been completed, which provides additional information:
1. Cultural Resources:. Significant cultural resources have been found at the site. The
initial "phase 1 study" .(surface. survey) revealed four prehistoric archaeological sites
requiring further analysis, plus a historical barn and associated structures. The
archaeological sites provide information about the developing social evolution of the
Chumash, and are considered rare and significant. Information from the surface survey
was not sufficient to define the nature and depth of these four sites, and what .the
appropriate mitigation would be for each. A phase 2 study (subsurface survey) was
therefore conducted subsequent to the completion of the EIR.
The most valuable site is that which has been given the official number SLO-1877,
shown as site L-1 in the EIR. This site is to remain in recreational open space, and may be
developed with game courts or parking areas. According to the archaeologist, impacts can
be readily mitigated through its preservation in the open space area and through review
and modifications, if necessary, of grading plans. Because the artifacts are not distributed
as widely as they might have been, mitigation for the other three sites includes review of
grading plans (to assure proper placement of utility lines as well as review of the depths
of cuts and fills) and data collection, plus. on-site monitoring by a. qualified professional
01;000;
ITEM NUMBER: B-1
...
during construction. According to the archaeologist, significant impacts can be mitigated
to a level below significant and the subdivision design is not expected to change
noticeably through this review and modification process, technically called a Cultural
Resource Treatment Plan.
The barn buildings on site are representative of 1930s agricultural activity on the coast.
Photographic documentation and a historical survey by a historical archaeologist is
recommended and will mitigate impacts to the historical value of these structures.
General plan amendment
The amendment requested is a change to the Land Use Element map, from Suburban Single
Family to Moderate Density Single Family. A general plan amendment is, by its definition, a
change to the General Plan and therefore inherently inconsistent with the present plan. To
approve a map change, the Planning Commission and City Council must find that the
proposed change is consistent with General Plan policies and that it furthers General Plan
goals. It appears that the project can be found to be consistent with general plan policies.
The General Plan, as defined by State law, must contain seven "elements" (land use,
circulation, housing, conservation, open space, noise and safety). Atascadero has also
adopted optional elements (Parks & Recreation, Fiscal, Economic Development and
Downtown Master Plan). All elements are of equal importance in the determination of the
future of the community and in the analysis of any project for consistency with the General
Plan.
The project appears to further a number of general plan policies related to land use, open
space, conservation, housing, circulation and fiscal implications.
2. Land Use Element: The site does not appear to share the physical characteristics of other
property having the Suburban Single Family designation on the Land Use Element (LUE)
map. The minimum lot size required under this land use designation varies from 2 % to
10 acres. The determination of appropriate lot size, according to the LUE, is dependent
on such factors as slope, existence of a natural building site, availability of services,
response time for emergency services, distance from the center of the community, general
character of the neighboring lands, percolation capability of the site, adequacy of access
and adequacy of building sites (LUE section II -10).
The site does not face any of the physical development constraints that face property with
sloping terrain, significant creeks, or large numbers of trees, typical constraints on
property with the Suburban Single Family designation. The project site is close to the
core of the community and to essential services and is adjacent to development with
densities similar to those proposed: The River Gardens area to the south contains lots
that average 0.43 acres; the Ferrocarril Road development to the north contains lots
averaging one acre (not including the 6.33 -acre parcel on the end of the street).
060001
ITEM NUMBER: B-1
The site therefore seems physically and geographically suitable for the increased density.
It is also consistent with the following "basic community goal" (p. II -1, Section IIA):
Protect and preserve the rural atmosphere of the community by assuring "elbow
room"for residents by means of maintenance of large lot sizes which increase in
proportion to distance beyond the urban core. "
The project does not appear to be inconsistent with other basic community goals in this
section. Although the proposal does not provide the density required for the keeping of
domestic animals such as horses and goats, it does provide "elbow room" for its
residents, by providing lots ranging in size from one-half to one acre and approximately
50 acres of open space as part of the development. The proposed amendment meets the
basic goals of the land use element by providing increased lots sizes beyond the urban
core, provides a sound economic base through the creation of privately owned and
maintained streets, and infrastructure, and provides open space.
The Land Use Element also defines the Urban Services Line (USL) as defining "the
maximum area that may be served by the sewerage system". Provision of service to new
areas is determined on the basis of the following priorities (Section II.C.5(b), p.11-21):
1. Cease and desist areas and other septic problem areas within the Urban Service Line.
2. Other areas within the Urban Service Line.
3. Cease and desist areas beyond the Urban Service Line.
Any extension of the USL requires an amendment of the General Plan. The following
findings must be made to approve such an amendment:
(a) Extension of sewer service to the area will not overburden the City's sewer plant or
collection system.
(b) Extension of sewer service to the area will not affect service to priority areas 1
through 3.
The LUE also encourages the "coordination of the extension of public services with the
land use plan to ensure an orderly pattern of growth".
According to the Environmental Impact Report, this project, as proposed and with
mitigation, will not overburden the city's sewer plant or collection system, nor will it
have a significant effect on the first three priorities.
The Final EIR says that the project will "utilize a small percentage of the remaining
capacity of.the lift stations and sewer treatment plant" (IV -C2). Based on an increase in
flow citywide of 40,000 gallons per day. (gpd), the treatment facility is anticipated to
reach its current capacity in 6.75 years. The residential wastewater flows from the
proposed project would be approximately 29,000.gallons per day (gpd) at build out.
Because the project is planned in phases, it is anticipated that the annual increased
wastewater flows will be approximately 7,000 gpd. A variety of mitigation measures are
000005
ITEM NUMBER: B-1
DATE: JAN 19, 1999
included in the EIR to ensure that the collection system is upgraded to handle the
additional flows. Additionally, the developer would be required to pay connection fees to
the sewer system, fees which may be used only to provide improvements to increase
capacity at the treatment facility. The sewer master plan, expected to be complete this
year, will provide a logical infrastructure management program to increase capacity to the
plant's ultimate permittable capacity of 4.0 mg d.
3. Housing Element. The City's current Housing Element was adopted in 1994. Housing
goals, consistent with state law, include the overriding goal of facilitating development of
housing to meet the needs of all economic segments of the community.
The state requires the local Council of Governments to develop goals for new housing
development in the region, and to assign portions of those needed units to each
community in the region. Atascadero was required by the Regional Housing Needs Plan
to encourage the creation of 1,673 housing units in the city from January 1991 to July
1997, affordable to four different income levels. The following chart shows the City's
regional share and actual development activity. The unmet housing needs are also
represented.
Income bracket
Goals
Built
Deficit Proposal
Very low
620
-0-
<620>
Low
348
-0-
<348>
Moderate
397
136
<261> 122`
Above Moderate
308
543
+235
To meet these goals, the element policies encourage use of innovative techniques, such as
planned development zoning and the use of density bonuses, to allow development that
might not otherwise be feasible. According to the above chart, the City has not met its
regional housing needs. The proposed project would further the City's housing goals for
moderate -income households as indicated.
4. Open Space Element:. The Open Space element (included with the Land Use Element)
says that "scenic and open space easements, parklands and open space dedications shall
be obtained through the subdivision and development review process, including but not
limited to: floodplains, creek reservations, wooded areas, scenic backdrops, sensitive
areas, historic sites and similar suitable areas."
While open space areas are to be preserved in this development, the land will be for the
exclusive use of residents, and will not be available to the general public. The element
does not specify that such preservation is inconsistent with the goals of the general plan.
Much of the open space that is valued in Atascadero is within single-family lots, which
are not available for use by the general public. It maybe determined that the open space
amenities associated with this development benefit a larger number of persons than might
otherwise be the case, if the property were to be split into 56 large lots, in accordance
with' existing zoning.
000006
ITEM NUMBER: g -I
B , k . 40
Zoning consistency
The request is to change the zoning from Residential Suburban (RS) to Residential Single
Family with a minimum lot size of one acre (where sewer is available) (RSF-Y). .If the
general plan amendments are approved,. then the appropriate zoning district would be
Residential Single Family. The request for this designation is therefore, consistent with the
general plan and zoning.
The applicants have also requested approval of a Planned Development overlay zone, to
allow creation of lots smaller than the minimum lot size of 1.0 acres (with sewer), and
providing larger parcels to be used for recreation and open space. The overall density of one
acre per residence would be maintained by this plan.
5. The planned development standards can be met. The Zoning Regulations say that the
purpose of the PD (Planned Development ) overlay zone is to identify areas "where
development standards or processing procedures different from those established by the
underlying zoning district ... are deemed necessary to promote orderly and harmonious
development and to enhance the opportunity to best utilize special characteristics of an
area."
Standards of the underlying zoning district will apply to a planned development zone,
except where specifically modified by the overlay zone. The overlay zone may be used to
modify physical standards: setbacks, heights, parking and loading requirements,
landscaping, screening, signs, streets and frontage improvements requirements, as well as
other development and special use standards. It can also be used to "establish other
development standards or processing requirements" (see section 9.3.64 of the Zoning
Regulations).
To approve a planned development overlay zone, the following findings must be made:
(a) Modification of development standards or processing requirements is warranted to,
promote orderly and harmonious development.
Comment: The proposal is well-designed and provides significant amenities for
residents. Provision of these amenities may not be possible without reduction of lot
sizes and consequent creation of large open space parcels.
(b) Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
Comment: The modification of lot sizes will allow clustering to avoid significant
archaeological impacts and will allow creation of recreational amenities to serve the
residents. The special characteristics of this site include the presence of a significant
spring and some large native oaks, which can be preserved and used effectively in the
development of lakes and other recreational areas within the development.
000007
ITEM NUMBER: B-1
DATE: JAN 19, 1999
(c) Benefits derived from the overlay zone cannot be reasonably achieved through
existing development standards or processing requirements.
Comment: It appears that it would be possible to achieve these benefits through
existing development standards, without the use of the Planned Development overlay.
Use of the existing standards would allow for creation of fewer lots and still allow
room for the open space lands. If 50 acres were allocated for open space and
recreational purposes, the remainder would be approximately 140 - 50 = 90 acres.
Because the minimum lot size includes street, rights-of-way (according to the Land
Use Element), 90 lots could be created with a minimum size of one acre gross, or
approximately 0.73 acres net. (The present design results in creation of 130 lots, with
an average size of 90/130 = 0.69 acres gross, or 0.5 acres net.)
From a design standpoint, then, the creation of smaller lots is not absolutely necessary
for the development of open space amenities. However, financial feasibility of the
project as well as ultimate affordability of the homes may weigh heavily on the need
to create a larger number of lots here, to support and maintain the open space lands
and the private infrastructure. It appears that this finding can be made.
(c) Proposed plans, if any, offer certain redeeming features to compensate for requested
modifications.
Comment: The project includes the open space and recreational amenities, and allows
for preservation of significant archaeological resources, of benefit to the community.
These features constitute redeeming features. The project also includes private roads
and utilities, thereby reducing costs to the city.
It appears that the planned development findings can be made.
Subdivision Design
6. The subdivision is well designed. The subdivision design preserves most of the existing
large oaks on the property and makes use of an existing significant spring. It also
preserves an archaeological site and provides amenities that should meet most of the
recreational needs of its residents. The clustering of smaller lots allows the creation of
two large lakes, game courts, and a pedestrian trail allowing pedestrian or bicycle access
throughout the subdivision.
The project is a "gated community", only the second to be created in this city. It is
intended to serve moderate -income residents, who will be part of a homeowners
association. The association will be responsible for maintenance of all facilities, including
streets and utilities, within the subdivision.
ITEM NUMBER: B-1
DATE: JAN 19. 19 9 9
7. Access is a question. The project involves creation of -smaller lots than are currently
allowed in this location, and therefore a higher density development. Effects of this
density mean greater impacts. One of those impacts is on traffic in the area.
The project was originally submitted with a proposal to provide access from the southerly
and the northerly ends of the site. One access would be from Chico Road, off Traffic Way
next to Ferrocarril, and the other would involve cutting through the River Gardens area to
use Hidalgo Avenue and other local streets to arrive at El Camino Real or Curbaril.
Residents in the River Gardens and adjoining areas objected to the use of Hidalgo for
access, during review of the EIR. This street enjoys a very low level of traffic presently,
and therefore any increase is likely to be noticeable and objectionable. to residents. The
potential increase from 100 vehicles a day to 770 vehicles a day was viewed as
significant to these residents, although the street could easily be modified to
accommodate the additional flow from a technical standpoint.
The EIR identified an alternative: use of Chico Road for the primary access, with Hidalgo
to be improved for emergency vehicle access only. The two alternatives each present
advantages and disadvantages. Under both alternatives, improvements to the streets
involved will be necessary. As these are improvements associated with project
development and not with ongoing use of the area, they have not been included in the
alternatives discussion below:
Alternative A: Use of both Chico and Hidalgo for access to the subdivision.
Advantages: This option provides two routes for residents' and therefore lessens
impacts on either route. It also allows residents to choose the quickest route for their
purposes, thereby generating fewer overall miles on the road than one access point
would generate.
Disadvantages: The use of Hidalgo would change the character of Hidalgo from a
low -intensity local street to that of a rural collector. Circulation element policies call
for the directing of traffic from new developments to existing collectors, rather than to
local streets.
The use of this street for additional project traffic would also not be offset by the use
of local streets within the subdivision for River Gardens residents, because the new
development is to be gated and would not allow such access.
The Fire Department notes that the River Gardens neighborhood has been evacuated
three times because of flooding. This condition is exacerbated by a bottleneck created
at the intersection of Sycamore and Capistrano, where vehicles have to enter an
overpass over the Atascadero River. The addition of vehicles from the project site to
these roads only worsens the situation.
ITEM NUMBER: B-1
DATE: JAN 19, 1999
Alternative B: Use of Chico Road for primary access, with Hidalgo for emergency
vehicle access only.
Advantages: This option would have no effects on traffic levels on Hidalgo, and
therefore the character of the street and neighborhood would remain unchanged..
Vehicles exiting from the Rivet Gardens area in an emergency would be able to
remove barriers and exit through the project site (as well as by way of Sycamore), an
option possibly not available if the access is gated instead.
Disadvantages: The direction of all traffic to Chico would increase stacking at the
railroad crossing on Chico, thereby requiring longer vehicle storage lanes on Traffic
Way and on Chico Road. It is estimated in the EIR that one train may pass here
during peak hours, and stacking would increase from the Alternative A scenario of
five vehicles to the Alternative B case of about nine.
Emergency vehicles entering the site from the south would experience slightly longer
delays because of the need to remove barriers.
Recommendation:. From an environmental and traffic safety standpoint, the alternatives
have similar impacts and a clear and obvious choice is not available. The Planning
Commission should weigh the alternatives and make a recommendation for one or the
other, to the City Council.
8. The sewer situation. The applicants want the project to be connected to the city sewer.
The proponents propose to install a pressurized force main in Hidalgo to send sewage to
an existing pump station at Traffic Way and Buena Avenue (pump station 6). From there,
effluent would be pumped to another pump station behind the Traffic Way baseball fields
(pump station 5), which then would pump, it to the wastewater treatment plant.
The discussion above, under General Plan consistency, determines if the project meets the
criteria for sewer service. It appears to do so. The Chief of Wastewater Opoerations finds
no physical constraints to extending sewer to the project site, as long as the project
developers pay all costs of this extension along with appropriate connection fees.
Therefore, the remaining issues are whether sewer service will have unacceptable impacts
on existing pump stations and whether provision of sewer to this development has
implications for other property in the vicinity.
Existing pump stations: Pump station 5 has an existing problem that would be
worsened by the development. Excessive wet weather flows into the pump sometimes
exceed the plant's pumping abilities and overflow into an emergency basin. The
emergency basin is unlined. Therefore, excess flows may contaminate the soil. The
preferred resolution of this problem is to require the applicant to upgrade pump
station 5 so that it can accommodate both the existing wet weather flows and
increased flows resulting from the project. This mitigation measure, as well as all
others recommended by the EIR, has been incorporated into the recommended
conditions.
0000:10
ITEM NUMBER: B_ 1
DATE: JAN 19, 1999
Implications for other property: Residents of the River Gardens community have
expressed concerns that extension of service to the project site, through their
neighborhood, would result in River.Gardens residents being required to hookup to
the sewer. The, provision of sewer service to the Lakes project. would not
Automatically give rise to any requirement to do so. The use of a pressurized force
main also precludes connection from those residences. The additional improvements
to pump station 5 will allow residences to hook into the sewer if they choose, but they
will not be required to do so until the Water Quality Control Board determines that
impacts from existing septic systems are contaminating the groundwater or having
other adverse impacts.
9. Fiscal impacts. Housing developments generally are a drain on the city's reserves.
However, the city has an obligation to accommodate its fair share of residential
development. Therefore, it is reasonable to approve new housing but to look for ways to
mitigate the expenses of such development.
In the present case, all common utilities and roads are to be owned and maintained by a
homeowners' association. Therefore, costs to the city for these services are nil. On the
plus side, connection of the project to the city's sewer system will generate revenue
above what it costs. A fiscal impact analysis was completed for the project to determine
approximately what the costs and revenues will be to the city.
Over a ten-year period, the project is expected to provide $789,413 to thecity in
"recurring" (as opposed to "one-time" revenue, such as building permit fees) revenues.
During this same time period the project is expected to cost the city $829,564 in general,
special, capital projects, and debt service funds. The net cost to the city, then, over ten
years, is projected to be $40,151. Costs would be higher if the streets and utilities were
publicly owned and maintained.
10. It's a vesting map. The applicants have submitted a "vesting" tentative map. The state
defined "vesting" maps and allowed for their processing starting in 1986. A vesting map
locks in place the ordinances, policies, and standards in effect at the time the map is
determined complete. In other words, this type map, once approved, gives the subdivider
greater protection from changes to the law. (including rezonings and general plan
changes) that take place after that map was submitted and deemed complete.
11. A reduced -scale project. The EIR identifies two possible reduced -scale alternatives: one
that would require elimination of 29 lots and a reconfiguration of the layout, but still
require the general plan and zoning map change, and one that would involve development
under existing zoning. The EIR discusses these alternatives on pages V-3 through V-5.
The reduced -scale projects would incrementally reduce impacts, especially noise and
cultural resources (although the archaeologist, after completing the phase 2 study, is
comfortable with the present lot configuration, feels that significant impacts can be
avoided in any case). A lower -density development could be served by septic systems,
000011
ITEM NUMBER: B-1
DATE: JAN 19, 1999
not requiring sewer, but the nearness of the site to Atascadero Mutual Water Company
wells near the river means that septic system use could have an adverse impact on
groundwater quality.
If the Commission prefers a lower -scale development on the site, it may choose to either
deny all requests, thereby advising the applicant to return with a plan that works within
present zoning, or it may recommend approval of general plan and zoning amendments
but denial of the tract map.
Conclusions
The proposed map and text amendments (including the Planned Development overlay) may
be found consistent with general plan policies. The tentative map is well designed and should
be an attractive addition to the neighborhood.
Two environmental impacts - air quality and loss of agricultural land - are significant and
unavoidable. The state requires that the City Council 'adopt a statement of overriding
consideration to allow such impacts to take place. Development of the site with the currently -
allowed 56 homes would have an equal impact on agricultural land and a similar impact on
air quality, and therefore staff believes the statement can and should be made. Other
significant impacts can be mitigated to a level below significant, and project mitigation and
conditions will assure that they are.
Therefore, staff supports the project design, with mitigation and conditions to address
concerns.
Alternatives
1. The Planning Commission may recommend approval of the general plan and zoning map
amendments, but not the planned development overlay zoning amendment or the
subdivision map. This action, if taken by the Council, would change the land use
designations of the site to moderate -density residential, but would require the submittal of
another subdivision map.
2. The Commission may recommend denial of amendments and the subdivision map. The
parcel would remain designated for residential suburban uses.
3. The Commission may continue action if additional information is needed. Direction on
specific information should be given to staff or the applicant.
PREPARED BY: dith Lautner, Associate Planner
000012
ITEM NUMBER:_g _ 1
ATTACHMENTS:
Attachment A --
Location Map (General Plan)
Attachment B --
Location Map (zoning)
Attachment C —
Site plan
Attachment D =-
June 2, 1998 staff report
Attachment E --
'August 4, 1998 staff report
Attachment F--
Resolution recommending certification of EIR
Attachment G --
Resolution recommending General Plan and Zoning change
approval
Attachment H --
Resolution recommending Tentative map approval
Attachment I --
Resolution recommending denial of all requests
Previously distributed:
Final Environmental Impact Report, Firma, September 1998
Fiscal Impact Analysis, Planning Consultants, August 1998
000013
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000015
City of Atascadero Staff Report
Attachment C — Site Plan
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000016
Planning, Commission Staff Report
SUBJECT:
ATTACHMENT D
6/2/98 STAFF REPORT
THE LAKES PROJECT
Draft Environmental Impact Report for The Lakes Project
(Davis Ranch/Midland Pacific Building Corporation)
Public review of the Draft Environmental Impact Report (EIR) prepared for The Lakes Project.
RECOMMENDATION:
Staff recommends that the Commission hear public testimony, and provide any input they may
have, with respect to the adequacy of the Draft EIR.
SITUATION AND FACTS:
1. Applicant:
2. Representative:
3. Project Address:
4. General Plan Designation:
5. Zoning District:
6. Site Area:
7. Existing Use(s):
8. Environmental Status
DISCUSSION:
Project Description:
Midland Pacific Building Corporation
Dennis Moresco, President
3900 Traffic Way
Suburban Single Family
Residential Suburban (RS)
142 acres
Residence and several farm structures
Draft EIR undergoing public review
The project site is approximately 142 acres located between the Union Pacific Railroad tracks, the
Salinas River, Chico Road and the River Gardens neighborhood (Attachments A & B). Until
recently, the site was used primarily for agricultural purposes and is referred to as the Davis
Ranch. 000017
ITEM NUMBER: B.1
DATE: JUNE 2 1998
Improvements on the property include a residence, several farm structures and industrial buildings
(near Chico Road). The applicant proposes to demolish all of the existing improvements and
subdivide the site into a total of 131 lots: 122 residential lots ranging in size from 0.5 acres to
1.55 acres; a commercial lot of 2.9 acres; and eight (8) open space parcels having a combined area
of fifty (50) acres. As shown by the project site plan (Attachment C), much of the open space
would be provided in the center of the site where two (2) man-made lakes and pedestrian
walkways would be constructed. Residential lots would then be clustered to the north and south
of this common open space. Another open space area is proposed in the southwest portion of the
site. The open space is intended for more active uses such as basketball and tennis. The
commercial lot would be located near Chico Road, where the industrial buildings now exist.
The project is proposed to remain private, meaning that internal streets and open space would be
gated and maintained privately by a homeowners association. Conditions, covenants and
restrictions (CC&Rs) would also be established to regulate land use and ensure individual
residential lots are being properly maintained.
Applications Filed
The current General Plan designation and zoning of the site would not permit the proposed
density nor would it permit the commercial uses proposed. To allow for project approval,
therefore, four (4) distinct yet interrelated applications have been filed:
General Plan Amendment #97001-- A proposal to (1) extend the Urban Services Line (USL)
to include the subject property, thereby making it possible for the new lots to be connected to
public sewer, and (2) change the land use designation of the site from Suburban Single Family to
Moderate Density Single Family and Neighborhood Commercial.
Zone Change #97002 -- A proposal to change the zoning of the site from Residential Suburban
(RS) to Residential Single Family (RSF-Y), wherein the minimum lot size is one -acre with sewer
or 1.5 acres without sewer, and Commercial Neighborhood (CN). In addition, a Planned
Development Overlay Zone would be applied to the site and allow some of the residential lots to
be smaller than one acre provided the overall density does not exceed one house per acre.
Vesting. Tentative Tract Map #97003 -- A proposal to subdivide the site into 122 residential
lots raning in size from 0.5 acres to 1.55 acres, one (1) commercial lot of 2.9 acres and eight (8)
open space parcels totaling fifty (50) acres. Because a "vesting" tentative map has been filed,
approval would convey a vested right not only to record a final map but to develop each of the
new parcels in accordance with development standards currently in place.
Conditional Use Permit #98004 -- The applicants are proposing to create a 2.9 -acre parcel near
Chico Road and have that parcel zoned Commercial Neighborhood ' (CN). In the CN zone,
commercial uses exceeding 3,000 square feet require conditional use permit approval. Since the
two (2) commercial buildings proposed would total 11,800 square feet; an approved conditional
use permit is required.
ITEM NUMBER: B. I
Analysis:
Following an Initial Study, it was determined that the project could have a significant effect on the
environment and that an Environmental Impact Report (EIR) would therefore be required
pursuant to the California Environmental Quality Act (CEQA). Based on the Initial Study and
comments received during circulation of a Notice of Preparation, a Draft EIR has been prepared
which focuses on impacts considered to be potentially significant. These impacts have to do with
agricultural resources, drainage and water quality, sewer service, traffic, noise, public services,
biological resources, air quality and cultural resources. In addition, the Draft EIR includes an
analysis of project alternatives and the cumulative/growth-inducing effects of project approval.
In the Draft EIR, each of the potentially significant environmental effects of the project are
discussed by (1) defining the environmental issue; (2) describing the environmental setting; (3)
disclosing the environmental impacts; and (4) identifying the mitigation measures available to
eliminate the impacts or reduce them to acceptable levels. A summary of environmental impacts
and available mitigation is contained in Table S of the Draft EIR (Page I-3) and the Initial Study
and Notice of Preparation materials are contained in Appendix A. Following is a brief description
of the project's potentially significant environmental effects and the Draft EIR's findings as to the
significance of those impacts after mitigation.
Agricultural Resources -- The project site has been in agricultural use since some time prior to
the Davis family's purchase of the property in 1947. The Initial Study notes that the site is the
only site within Atascadero city limits that has been designated as Prime Farmland by the State of
California and that its conversion to residential use could therefore be considered a significant
impact.
The Draft EIR points out that the site has been zoned, and therefore committed, for uses other
than agriculture for decades. The density allowed under the current zoning would allow
residential lots of only 2.5 acres. In addition, the City of Atascadero and County of San Luis
Obispo both have General Plan policies that prefer the conversion of agricultural. land within
existing community boundaries over conversion in unincorporated areas. The project proposes to
intensify a non-agricultural use that is already allowable. Therefore, the project would not impact
the amount of agricultural land planned for conversion.
Drainage and Water Quality -- Water flows onto the site from upstream properties. Unless
grading and other site improvements are designed to accept this water and convey it safely to the
Salinas River, a significant impact could result in the form of local flooding. Likewise, if the
proposed lakes are not properly aerated, they could produce a foul odor and attract mosquitoes
and other pests that constitute a public nuisance.
According to the Draft EK potential impacts related to drainage and water quality would be
reduced to a level of insignificance if (1) all drainage facilities are engineered in accordance with
City Standards; (2) the existing ponding problem at the intersection of Traffic Way and Chico
Road is corrected; and (3) the lakes are designed in a manner that ensures adequate depth and
aeration to preclude excessive reed and algae growth that could deprive the lakes of oxygen.
ITEM NUMBER: B.1
DATE: JUNE 2, 1998
Sewer Service — All of the proposed lots would have sewer lines which gravity flow into a new
pump station to be constructed at a low point within the project. This sewage would then be
pumped via a pressurized force main to an existing City pump station at Traffic Way and Buena
Avenue (Pump Station #6). From there, the effluent is pumped to another pump station behind
the Traffic Way baseball fields (Pump Station #5), which then pumps the effluent to the City's
wastewater treatment plant. It is estimated that the new homes and commercial units would
consume approximately 12% of the remaining treatment plant capacity.
Pump Station #5 has an existing problem that would be exacerbated by the project. Excessive
wet weather flows into the plant sometimes exceed the plant's pumping abilities and overflow into
an emergency basin. Because the emergency basin is unlined, the excess flows may be
contaminating the soil. The Draft EIR identifies several options for mitigating this impact, but the
preferred option is to require the applicant to upgrade Pump Station #5 so that it can
accommodate both the existing wet weather flows and increased flows resulting from the project.
After mitigation, impacts on the sewer system would be insignificant from an environmental
standpoint.
Traffic -- During the Initial Study process, neighborhood meetings were held to discuss the
project. The applicant and staff attended one of meetings and discovered a common, and perhaps
the biggest, concern among River Gardens residents was that increased traffic through their
neighborhood would affect their safety and quality of life in general. Because of this meeting with
affected residents, and with the applicant's concurrence, staff directed Draft EIR consultants to
study two project alternatives. Scenario A assumes the project will be approved with two access
points, one through River Gardens and the other at Chico Road. Scenario B assumes the
connection to River Gardens will be designed for emergency use only and that all daily traffic
associated with the project would use Chico Road only.
Under either Scenario, it would be necessary to realign and widen Traffic Way to accommodate
an exclusive northbound right turn lane (the length of that turn lane would vary depending on
which Scenario is approved). In addition, City Standards would require that Chico Road be
improved to Rural Collector Standards from the project connection to Traffic Way. If Scenario A
is approved, it would also be necessary to improve Hidalgo Avenue to Rural Collector Standards
and eliminate the offset between the new street into the project and existing Hidalgo Avenue.
This would require acquisition of an existing, improved residential lot. In addition, it would be
necessary to install stop signs at the new intersection and realign the south leg of Hidalgo Avenue
to intersect Sycamore Road at right angles and install stop signs there and at the
Sycamore/Miramon intersection. With these mitigation measures, the environmental effects of
increased traffic caused- by the project would be less than significant. Quality of life issues
associated with increased traffic are not addressed in the Draft EIR because they cannot be
effectively quantified and/or measured against an established standard or threshold. These issues
will therefore be discussed later in the planning process.
Noise -- The City has an adopted Noise Element as part of its General Plan. The Noise Element
establishes thresholds for determining a significant impact. For single family residential uses, this
threshold is 60 dBA Ldn for exterior areas and 45 dBA Ldn for interior areas. If, based on noise
contour maps contained in the Noise Element, noise levels are not expected to exceed these
thresholds, no mitigation is required. If noise levels are expected to exceed these levels but not1 0020
ITEM NUMBER: -B. I
DATE:. JUNE 2, 1998
more than 10 dBA Lang the project is considered conditionally acceptable. In these cases, a noise
analysis is required and all feasible noise mitigation must be incorporated into the project. If noise
levels are expected to exceed the thresholds by more than 10 dBA Lan, the project is usually not
considered .acceptable.
The increased traffic resulting from the project will increase noise levels along Traffic Way and, if
Scenario A (see traffic section above) is approved, along Hidalgo Avenue. However, even with
the increased noise levels caused by the project along these streets, the noise levels would still be
less than 60 dBA Lan. Therefore, there is no mitigation recommended for that impact. In the
future, it is expected that ambient noise levels on proposed lots 33 through 51 will exceed 60 dBA
Lan, and that interior noise levels on proposed lots 40 through 50 could exceed 45 dBA Lan, but
not by more than 10 dBA Lan. Even though none of the proposed lots would be affected by such
noise levels given the limited amount of railroad traffic today, the Draft EIR recommends
mitigation for the noise levels reasonably foreseeable as the future "worst case" scenario. This
mitigation would require a wide and dense landscape buffer between the railroad tracks and the
new street that parallels the tracks and that certain acoustical design features be incorporated into
new homes on proposed lots 40 through 50.
Public Services -- This section of the Draft EIR examines the project's effects on schools and fire
protection. The schools affected by the project include San Benito Elementary and the
Atascadero Junior and Senior High Schools. Based on the School District's student generation
rates, the project would add 60 elementary students, 12 junior high students and 18 high school
students. Because the project is proposed to be constructed in four (4) phases, these added
students are expected to come in four (4) waves. With respect to fire protection, the project was
analyzed to ensure adequate fire flows, emergency access/egress and response time.
Under either traffic Scenario (see traffic section above), the project will have adequate fire flows,
ingress/egress and response time. Therefore, no mitigation other than the payment of mandatory
development impact fees is necessary for fire protection. The District has indicated that school
fees will only cover about 30% of the actual cost of providing school facilities for the additional
students and therefore requesting that full mitigation be required (see Appendix B of the Draft
EIR). The Draft EIR notes that the School District has not increased school fees to the amount
allowed by state law and that it does not appear thatother mechanisms are in place that would
allow the city to require full mitigation of school impacts. To require full mitigation, the District.
must have completed a fee justification report pursuant to AB 1600. and the City must have a clear
policy in the General Plan on school service levels and impacts. Absent these mechanisms, it
appears that mitigation for school impacts above and beyond the collection of school fees
presently in place would have to come from a legal authority other that CEQA.
Biological Resources -- Most of the property has recently been farmed and the biological survey
was conducted in winter when the presence of most plant species could not be determined.
Therefore, the Draft EIR examines the potential for certain plants to occur based on site habitat, a
review of the Natural Diversity Data Base and published/unpublished reports that identify known
and potential occurrences of special status species.
000021L--
ITEM NUMBER: B • 1
DATE: -JUNE- 2, 1998
No plant species of special concern would be impacted by the project, but it may be necessary to
secure permits from the US Army Corps of Engineers to discharge fill into a small (approximately
20 square feet) wetland area on the northern edge of the site. With respect to animal life, the
project would result in a loss of habitat for the Prairie Falcon and Mountain Lion, and nesting
birds may be disturbed during construction. These impacts are less than significant, but the Draft
EIR indicates that limiting access to the Salinas River would be a feasible mitigation measure to
protect plant and animal species occurring in that region.
Air Quality -- San Luis Obispo County is considered a non -attainment area, which means that the
concentration of air pollutants exceeds state standards. Because this project proposes a higher
density of development than currently planned for, and because the project is capable of
generating air pollution emissions which exceed regionally established criteria regardless of what
the current zoning would permit, air quality impacts are considered significant. Mitigation
measures identified in the Draft EIR would reduce NO,, emissions anywhere from 20 to '40
percent and PM10 emissions by about 50 percent. Nevertheless, it is expected that emissions will
still exceed established thresholds. Impacts after mitigation would therefore still be considered
significant and unavoidable.
Cultural Resources -- All areas along the Salinas River are considered sensitive with respect to
archaeological resources because of the numerous village and camp sites discovered along the
River over the past 30 years. Because of this, a Phase One surface survey was conducted by an
archaeologist and geomorphologist. During the Phase One, surface survey, the archaeologist and
geomorphologist zigzagged back and forth over the site and flagged any signs of historic or
prehistoric cultural materials. The location of archaeological materials .was then surveyed by
project engineers and plotted onto project maps.
As a result of the Phase One surface survey, four (4) new archaeological sites have been recorded
with the Archaeological Inventory center at UC Santa Barbara. These sites contain shell
fragments, burnt rock used for cooking, and stones shaped to be useful as hunting or cooking
tools. In addition to those recorded sites, isolated artifacts were found. It is impossible to
determine the extent and nature of these isolated findings until subsurface testing is completed. It
is staffs understanding that such subsurface testing is being done now. In addition to .these
prehistoric findings, the Phase One survey resulted in the existing three-story barn being recorded
with the Office of Historic Preservation as historically significant.
According to the Draft EK the four (4) recorded sites should be considered potentially
significant cultural resources. As such, they should be protected through avoidance, redesigning
the project to minimize adverse impacts and/or data recovery. As the project is currently
designed, only one (1) of the four (4) recorded sites would be located in open space and therefore
avoided. The other three (3) recorded sites, plus all four of the isolated areas, would be impacted
by houses, utilities, roads and man-made lakes. In addition, the planned demolition of the historic
loading structure and barns would also be considered a significant impact.
In order to protect (i.e., mitigate) potentially significant prehistoric cultural resources, a
comprehensive cultural management program should be developed and implemented. This would
include subsurface testing of all of the isolated areas and one of the recorded sites and then, using
the information obtained through surface and subsurface testing, attempt to redesign the project
000022
ITEM NUMBER: -B. 1
DATE: JUNE 21 1998
to minimize impacts to the extent possible. If it is determined infeasible to avoid all significant
sites, a mitigation program should be developed which would probably consist of Data Recovery.
Data Recovery is the process of obtaining a representative sample of the various areas within each
site. Avoidance, however, is preferred. In. addition, all contractors .involved in grading and
construction of the project should be required to attend a detailed archaeological workshop to
define the nature of resources in the tract and ensure a good understanding of the monitoring
procedures that must be followed between them and Native American representatives during
construction.
In order to mitigate the loss of historic resources (i.e., the 1927 dairy loading structure and other
agricultural structures of that era), it would be necessary to conduct an architectural and historic
photo documentation of the structures pursuant to standards of the Historic American Buildings
Survey and the Historic American Engineering Record.
Alternatives -- In the alternatives section of the Draft EIR, all of the information gleaned from
the environmental analysis of the project is used in an attempt to identify alternatives to the
proposed project which would eliminate significant impacts or reduce them to levels of
insignificance. Upon consideration of the "no project" alternative, the possibility of the project
being located on an alternate site and a reduced -scale project, this section identifies an
"environmentally superior" alternative.
The environmentally superior project is the no project alternative because it avoids all of the
project's impacts. However, when the no project alternative is identified as the environmentally
superior alternative, CEQA requires that a second best alternative be identified.
The reduced scale project would be superior to the proposed project because a reduction in the
number of new residential lots would make it possible to avoid impacts related to noise and
cultural resources, and incrementally reduce all other impacts. In addition, it would be possible
for a reduced scale project to avoid the need for sewer service if density is limited to one (1)
residential lot for every 1.5 acres:
142 = 1.5 = 94 lots without the commercial lot, and
139 - 1.5 = 92 lots with the commercial lot.
Table AP of the Draft EIR (Page V-5) provides a convenient comparison of project alternatives.
Conclusion:
The Draft EIR expands on the Initial Study, responds to comments received during the Notice of
Preparation process and identifies the environmental impacts potentially associated with project
approval. As required by CEQA, all written comments received by the end of the public review
period (June 19, 1998) will appear in a Final EIR along with responses to each of those
comments.
000023--
ITEM NUMBER: B.1
DATE: JUNE 2; 1998
At a future Public Hearing (probably in July of this year), the Commission will consider making
recommendations to the City Council with respect to the adequacy of that Final EIR and
approval, conditional approval or denial of the project. At that time, the Commission will have to
consider the environmental effects of the project along with the project's economic and social
effects.. The Final EIR will enable the Planning Commission and public tobe, informed about the
project's environmental effects and possible ways to reduce them; a fiscal analysis will be available
to disclose how the project will or will not effect City finances; and, presumably, there will be
public testimony and discussion with respect to other "nonenvironmental" issues.
No action is recommended at the current Hearing and discussion should be limited to matters
pertaining to the completeness and adequacy of the Draft EIR.
PREPARED BY: Gary Kaiser, Associate Planner
ATTACHMENTS:
Attachment A -- Location Map (General Plan)
Attachment B -- Location Map (zoning)
Attachment C -- Project Site Plan
SEPARATE COVER:
The Lakes General Plan Amendment and Tract 2271 Draft Environmental Im act
Report• firma, March 1998.
c:\data\wp\eir\deir2pc.doc 000024
Planning Commission Staff Report
Revised Draft Environmental Impact Report
Prepared for the Lakes Project
(Davis Ranch/Midland Pacific Building Corporation)
SUBJECT:
ATTACHMENT E
8/4/98 STAFF REPORT
THE LAKES PROJECT
Public review of the Revised Draft Environmental Impact Report (Revised DEIR) prepared for
The Lakes Project.
RECOMMENDATION:
Staff recommends that the Commission hear public testimony concerning the adequacy of the
Revised DEIR but that no action be taken.
DISCUSSION:
Background
The public review period for the Draft Environmental Impact Report (DEIR) prepared for the
Lakes Project was initially scheduled to run from April 22, 1998 to June 19, 1998.
Although not required by CEQA, it is the practice of the City of Atascadero to hold a public
hearing within the public review period. The hearing serves as a means of disseminating the
information contained in the DEIR and is intended to foster more informed, and therefore more
effective, public comments as to whether or not the DEIR prepared for the . project is adequate.
To be adequate, an EIR must contain the information required by CEQA and there must be an
objective, good -faith effort at full disclosure.
The Planning Commission's hearing during the public review period for the first DEIR prepared
for the Lakes project was held on June 2, 1998. Typically, all of the comments submitted in
writing to the Community Development Department prior to the close of the public review period
would be included in a Final EIR along with responses to each of the comments. In this case,
however, staff determined that the DEIR lacked information and that the information lacking was
substantial enough to warrant recirculation of another DEIR.
- 1
000025
ITEM NUMBER:._ B.1
DATE: AUGUST 4. 1998
A Revised DEIR has been prepared and is undergoing public review. The Revised DEIR provides
additional information and/or additional discussion on the subjects of water supply, sewerage,
agricultural resources, traffic, noise, and wildlife. The Revised DEIR also includes an additional
project alternative,. development of the property under the density allowed under current zoning.
The changes reflected in the Revised DEIR were made in large part because of the comments
received during public review of the first Draft EIR, but the comments are not included nor
responded to individually in the Revised DEIR. The Final EIR will include all comments received
during the first public review period as well as those received during the current review period
and responses to each of those comments will be provided at that time. The public review
period for the Revised DEIR ends at 5:00 pm on August 27, 1998; all comments on the
.Revised DEIR must be filed with the Community Development Department by that time.
Analysis
The Revised DEIR provides additional information supporting and/or clarifying the findings and
conclusions of the first DEIR. The new information that pertains to agricultural resources and
project alternatives, however, has resulted in findings and conclusions which differ from those of
the first DEIR. The staff report prepared for the Planning Commission's June 2, 1998 hearing is
still accurate in describing the proposed project and, with the exception of agricultural resources
and project alternatives, is still accurate in summarizing most findings and conclusions ' with
respect to the project's potential effects on the environment and the significance of those effects
after mitigation (Attachment A). The following summarizes the new findings and conclusions of
the Revised DEIR related to agricultural resources and project alternatives:
Agricultural Resources -- The first DEIR considered the conversion of agricultural resources in
this case to be a foregone conclusion because the property is already zoned for uses other than
agriculture and has been for decades. The 1968 Atascadero Area General Plan designated almost
half the site for industrial use and the remainder of the site was designated for residential
development at a density that would allow lots between one-half ('/z) acre and one (1) acre. That
zoning remained until the 1980 Atascadero General Plan was adopted, at which time only a small
portion of the site near Chico Road remained designated for industrial use and the remainder of
the site was re -designated for single family use at a density similar to that allowable today.
As evidenced by the letter received from the County Agricultural Commissioner's Office
(Attachment B), one could reasonably argue that the impact on agricultural resources occurs
when use of the site actually changes, regardless of what the historic zoning patterns might have
been. In the Revised DEIR, the subject is approached from that standpoint.
In 1997, the State Office of Land Conservation developed the California Agricultural Land
Evaluation and Site Assessment (LESA) model to guide local agencies in determining the
significance of converting agricultural land to other uses. The LESA model uses several factors
including soil quality, parcel size, water availability and surrounding agricultural use status to
assign a rating to a particular site. When the LESA model is applied to the subject site, a rating
from 78 to 80 is assigned. This rating indicates that conversion of the subject site to a use other
than agriculture would indeed be significant. According to the LESA model, only nineteen (19)
acres of the subject site could be converted without there being a significant effect on agricultural
resources. 000026
ITEM NUMBER:—F,- i
DATE: AUGUST 4, 1998
Because no feasible mitigation is available to reduce impacts on agricultural resources to a less
than significant level, the impact on agricultural resources would be considered significant and
unavoidable.
Project Alternatives -- The Revised DEIR includes an additional project alternative called
"development under existing zoning," or existing density. Under this alternative, the possibility
that the site could be subdivided into 56 residential lots, each of 2.5 acres, is evaluated. Also
evaluated is the possibility the site could be subdivided into 56 smaller lots clustered such that the
remainder of the site (over half the site) is left for agricultural use. Although this density. (56 lots)
would be allowable under existing zoning, a zone change would be necessary to allow for the
creation of lots less than 2.5 acres (i.e., a PD Overlay Zone would have to be established).
The "no project" alternative remains the environmentally superior project. Second to that, the
clustered 56 -lot project is considered the environmentally superior project because it avoids
significant impacts on cultural resources and noise and lessens impacts on all other resources
compared to the other project alternatives.
Conclusion:
Public participation is an integral part of any successful planning process. When planning projects
are subject to the requirements of the California Environmental Quality Act (CEQA), the
opportunity for public involvement is formalized by statute to occur at certain stages in a
prescribed environmental review process.
Pursuant to CEQA, the public must be notified of the availability of a DEIR and provided the
opportunity to comment. All comments received in writing within the public review period must
then be included in a Final EIR along with responses to those comments. This ensures that all
public comments receive the attention they deserve and that they are given due consideration in
the decision-making process.
PREPARED BY: Gary Kaiser, Associate Planner
ATTACHMENTS:
Attachment A -- June 2, 1998 staff report
Attachment B -- Comments from Public Agencies during circulation of the DEIR'
SEPARATE COVER: Revised Draft -- The Lakes General Plan Amendment and Tract 2271
Draft Environmental Impact Report, prepared by firma, July 1998.
1 The Planning Commission has already received the comments submitted by the general public during
the public review period for the first DEIR. - 000027
ATTACHMENT F
RESOLUTION NO. PC 1999-001
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO RECOMMENDING THAT THE
CITY COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT
PREPARED FOR THE LAKES PROJECT
(Midland Pacific Building Corporation @ 3900 Traffic Way/Davis Ranch)
WHEREAS, a Draft EIR was prepared for the project and made available for public
review in accordance with the requirements of the California Environmental Quality Act
(CEQA); and
WHEREAS, based on the comments received during the public review period for the
Draft EIR, it was determined that substantial new information would have to be added in order to
achieve adequacy; and
WHEREAS, A Revised Draft EIR was therefore prepared and made available for public
review in accordance with the requirements of the California Environmental Quality Act
(CEQA); and
WHEREAS, the Planning Commission of the City of Atascadero held public hearings
during the review periods for both the Draft EIR and the Revised Draft EIR to consider their
adequacy;and
WHEREAS, a Final EIR has now been prepared which contains copies of all written
comments received during the public review periods for both the Draft EIR and the Revised
Draft EIR along with responses to each comment; and
WHEREAS, a copy of the Final EIR has been presented to each public agency which
commented on the Draft and/or Revised Draft EIR pursuant to Public Resources Code Section
21092.5;
NOW, THEREFORE, the Planning Commission of the City of Atascadero, at a public
hearing held on Tuesday, January 19, 1999, hereby resolves to recommend that the City Council
certify the subject Final EIR based on the following Findings:
(a) The Final EIR has been completed in compliance with CEQA; and
Resolution No. PC 1999-001
Page 2 of 2
(b) The Final EIR was presented to the Planning Commission, and the information contained
therein was considered by the Planning Commission, prior to recommending action on
the project for which the Final EIR was prepared; and
(c) The Final EIR will be presented to the City Council, and the information therein
contained will be considered by the City Council, prior to taking final action on the
project for which the Final EIR was prepared.
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.
PASSED AND ADOPTED THIS 19'` DAY OF JANUR.ARY 1999.
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ADOPTED:
CITY OF ATASCADERO, CA
William Zimmerman, Chairman
Attest:
Paul M. Saldana
Community Development Director
000029
ATTACHMENT G
RESOLUTION NO. PC 1999-002
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO RECOMMENDING THAT THE CITY COUNCIL APPROVE
GENERAL PLAN AMENDMENT #97001 AND ZONE CHANGE #97002 THEREBY
AMENDING THE GENERAL PLAN LAND USE AND ZONING MAPS FROM
"SUBURBAN SINGLE FAMILY" TO "MODERATE DENSITY SINGLE FAMILY" ON
PROPERTY LOCATED AT 3900 TRAFFIC WAY
(The Lakes Project: Midland Pacific Building Corporation/Davis Ranch)
WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing
held on Janurary 19, 1999, studied and considered General Plan Amendment #97001 and Zone
Change #97002, after first studying and considering the Final EIR prepared for the project, and
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact these amendments to the General Plan Land Use Map and the Zoning Ordinance
map to protect the health, safety and welfare of its citizens by applying orderly development of
the City; 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 General Plan
Amendment and Zone Change applications was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
General Plan and Zoning amendments.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Atascadero, in a regular session assembled on January 19, 1999, resolved to recommend that the
City Council:
(a) Approve General Plan Amendment #97001 amending the Land Use Map as shown on
Exhibit A; and
000030
Resolution 1999-002
Page 2 of 2
(b) Approve Zone Change #97002 amending the Zoning Map as shown on Exhibit B and
establishment of Planned Development Overlay Zone No. 14 as described on.Exhibit C.
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.
PASSED AND ADOPTED THIS 19'hDAY OF JANURARY, 1999.
On motion by Commissioner , and seconded by Commissioner the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ADOPTED;
CITY OF ATASCADERO, CA
William Zimmerman, Chairman
Attest:
Paul M. Saldana
Community Development Director
000031
7w,
41
EXHIBIT B
RESOLUTION PC 1999-002
ZONE CHANGE 97002
FROM: (RS)
' f FH
TO: "RS F -Y" i
fr ::ti tit};:; •ti. +4•: :?:••� �''rr} �•. r:..., ,� •.4;..,.;. _ .. � ti' \
,r,}r.Sti:• r ti •. y :•: shy .�.y:, s• . sStik`4}• .r°'• +?C 't:ti. } '.:,'v.::••,',k: Y� '.4:• ;..,.•.:•.. r :.; :S•..
- ....ti_.� r: �{•r:�Sa•:k•S.. ss_ s•.•ti.: -._r'ti'.ti'.' L : - S.Y.{ �t.�r...s•:•:•r?S :�.•••tij::•: s:::.•._:' :..:•} :::•..- -
0
e
000033 - _�
Resolution PC 1999-002
Exhibit "C"
9-3.658 Establishment of Planned Development Overlay Zone No. 14 (PD 14).
Planned Development Overlay Zone No. 14 is established as shown on the official zoning
maps (Section 9-1.102). The following development standards and conditions applicable
therein are also established:
(a) The maximum density shall not exceed one dwelling unit for each acre of
land although individual lots may be smaller provided that the overall
project density conforms to the specified maximum density.
(b) Individual lot sizes shall be established in conjunction with the Tentative
Tract Map and shall not be required to comply with minimum lot size
criteria for the Residential Single Family (RSF-Y) (1 acre minimum with
sewer, 1.5 acre minimum without) provided that the overall density
conforms to the specified maximum density.
(c) Design of the subdivision and construction of the project shall incorporate
mitigation measures set forth in the Final Environmental Impact Report
(EIR) prepared by Firma September 1998.
(d) A Tentative Tract- Map showing the proposed division of landfor the
entire site shall be submitted and approved prior to any site development.
The Tentative Tract Map may propose a phasing plan for improvements
and future land divisions.
(e) In lots created by the Tract Map approved for the entire site shall
not be permitted to be reduced in size by subsequent land division.
000034
ATTACMENT H
RESOLUTION NO. PC 1999-003
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO
APPROVING TENTATIVE PARCEL MAP #97003 (Tract 2271)
SUBDIVIDING RESIDENTIAL PROPERTY AT
3900 TRAFFIC WAY
(TPM #97003;Midland Pacific Corporation)
WHEREAS, Midland Pacific Corporation has submitted a Vesting Tentative Tract map
application to subdivide a 142 acre site located at 3900 Traffic Way into one hundred twenty two
(122) single family residential lots, one (1) remaining residential lot and eight (8) open space
lots; and
WHERAS, the Site is proposed to be rezoned to Residential Single Family (RSF-Y)
wherein the zoning of the site allows for the uses and densities proposed;
WHEREAS, the proposed project is in conformance with the Land Use Element of the
General Plan and all other applicable General Plan policies; and
WHEREAS, the proposed project, as conditioned, and subject to' said rezoning is
consistent with the Zoning Ordinance, Subdivision Ordinance and all other applicable codes,
ordinances and standards; and
WHEREAS; the Planning Commission of the City of Atascadero conducted a public
hearing on the tentative parcel map application on January 19, 1999;
NOW, THEREFORE, the Planning Commission of the City of Atascadero finds that:
The proposed subdivision, as conditioned, is consistent with the General Plan and.
applicable zoning requirements.
2. The design and improvement of the proposed subdivision is consistent with the
General Plan and applicable zoning requirements.
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause
substantial environmental damage or substantially and unavoidably injure fish and
wildlife or their habitat.
000035
Resolution 1999-003
Page 2 of 2
6. The design of the subdivision will not conflict with easements acquired by the
public at large for access through, or the use of property within, the proposed
subdivision; or substantially equivalent alternative easements are provided.
7. The proposed subdivision design and type of improvements proposed will not
cause serious public health problems.
BE IT FURTHER RESOLVED, that the Planning Commission of the City of Atascadero
does hereby recommend approval to the City Council of Tentative Tract Map #97003 for the
division of a 142 acre site located at 3900 Traffic Way into one hundred twenty two (122) single
family residential lots, one (1) remaining residential lot and eight (8) open space lots as shown on
Exhibit A subject to the Conditions of Approval shown in Exhibit B.
On motion by and seconded by
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
WILLIAM ZIMMERMAN, Planning Commission Chair
ATTEST:
PAUL M. SALDANA, Director
Community Development Department
, the
000036
SOURCE: APPLICANT
•11 11 q I .� I 1
XHIBIT A
SITE PLAN
ZESOLUTION PC 1999=993
1 I i 1 •� '� fux�rix,n
— �• ,ir, �.'� 'Iii �.':•r .,i� �'�
000037
Tentative Tract Map #97003
3900 Traffic Way (Tract 2271
Conditions
Engineering Division Conditions
Resolution No. 1999-003
Exhibit B
All public improvements, drainage improvements, on-site road improvements and
sewer improvements shall be constructed in conformance with the City of Atascadero
Engineering Department Standard Specifications and Drawings or as directed by the
City Engineer.
2. The applicant shall enter into a Plan Check/Inspection agreement with the City. Prior
to recordation of the final map, all outstanding plan check/inspection fees shall be
paid.
3. The applicant shall obtain an encroachment prior to commencing work within
existing rights-of-way.
4. The applicant shall submit a preliminary soils report for the property to determine the
presence of expansive soil or other soil problems. The report shall make
recommendations regarding grading of the proposed site. A final soils report shall be
submitted by the soils engineer prior to the final inspection. The report shall certify
that all grading was inspected and approved and that all work done is in conformance
with the plans and the preliminary report.
5. A statement shall be placed on the final map that notes that a soils report has been
prepared for the subdivision. The statement shall provide the date the report was
prepared along with the name and address of the soils engineer or geologist who
prepared the report.
6. All public improvements or improvements in the public right-of-way shall be secured
with a 100% performance guarantee and a 50% labor and materials guarantee until the
improvements are accepted as substantially complete by the City Engineer. Prior to
the final inspection of the improvements, and before the other guarantees mentioned
in this condition are released, a 10% maintenance guarantee shall be posted to cover
the improvements for a period of 1 year from the date of the final inspection. The
guarantee amounts shall be based on an engineer's estimate submitted by the project
engineer and approved by the City Engineer. The estimate shall be based on City
standard unit prices. The guarantees posted for this project shall be approved by the
City Attorney.
7. The applicant shall monument all property corners for construction control and shall
promptly replace them if disturbed. The applicant shall install all final property
000038
TTM 97003 Conditions Page 2 of 7
comers and street monuments, or bond for them, prior to acceptance of the
improvements.
8. The applicant shall submit a written statement from a registered civil engineer
certifying that all work shown on .the plans has been completed and is in full
compliance with the plans accepted by the City and the Uniform Building Code
(UBC) prior to the final inspection.
9. The applicant shall submit written certification that all survey monuments have been
set as shown on the final map prior to the final inspection.
10. All existing and proposed utility, pipeline, open space, or other easements are to be
shown on the final map. If there are building or other restrictions related to the
easements, they shall be noted on the final map.
11. A final map drawn in substantial conformance with the approved tentative map and in
compliance with these conditions of approval shall be submitted for review and
approval in conformance with the Subdivision Map Act and the City's Subdivision
Ordinance prior to recordation. The map shall be signed by the City Engineer prior to
it being placed on the agenda for City Council acceptance.
12. Monuments shall be set at all new property corners. A registered civil engineer or
licensed land surveyor shall indicate, by certificate on the final map, that corners have
been set or will be set by a date specific and that such monuments will be sufficient to
enable the survey to be retraced.
13. The applicant shall submit a preliminary subdivision guarantee for review in
conjunction with the processing of the final map.
14. A black line clear Mylar (0.4 mil) copy and a blue line print of the tract map shall be
provided to the City upon recordation.
a�
15. A Mylar copy and a blue line print of as -built improvement plans, signed by the
registered engineer who prepared the plans shall be provided to the City Engineer
prior to the final inspection.
16. The applicant shall have the tentative map reviewed by all applicable public and
private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water
Company). The applicant shall obtain aletter from each utility company which
indicates their review of the tentative map. The letter shall identify any new
easements which may by required by the utility company. New easements shall be
shown on the final map. The letters from the utility companies shall be submitted to
the City prior to recordation of the final map.
000039
TTM 97003 Conditions Page 3 of 7
17. The applicant shall be responsible for the relocation and/or alteration of existing
utilities.
18. The applicant shall install all new utilities (water, gas, electric, cable TV and
telephone) underground. Utilities shall be extended to the property line frontage of
each lot or its public utility easement.
19. The applicant shall submit a composite utility plan signed by a representative of each
public utility and the Atascadero Mutual Water Company. The composite utility plan
shall also be signed by the City Chief of Wastewater Operations.
20. The applicant shall pay all sewer annexation fees prior to recordation of the final map.
21. The applicant shall design and construct upgrades to Pump Station #5 required to
accommodate existing wet weather flows plus the increased flow generated by the
subdivision. The upgrades shall be constructed prior to recordation of the final map.
The applicant shall enter into an agreement with the City to fund a pro rata share of
the improvements to Pump Station #5 prior to recordation of the final map. The form
and content of the agreement shall be reviewed and approved by the City Attorney
and the City Engineer. The applicant's pro rata share shall be based on the
anticipated average daily dry weather.flow generated by the subdivision divided by
the existing average daily dry weather flow to Pump Station #5.
22. The minimum size of the sewer gravity mains shall be eight inches or as directed by
the City Engineer. The wet well for the sewer lift station and the force main required
to serve the subdivision shall be designed to handle a one hundred gallon per minute
flow or as directed by the City Engineer: The sewer lift station, force main aria other
sewer facilities within the subdivision shall be privately owned and maintained.
Grading and Drainage Improvements
23. Drainage shall cross lot lines only where drainage easements have been provided.
Drainage from off-site areas shall be conveyed across the project site in drainage
easements. .
24. The applicant shall limit storm water discharge from the developed site to the design
capacity of the downstream drainage improvements. The applicant shall demonstrate
that the design capacity of the downstream drainage improvements, or natural
watercourses, can adequately convey the total flow of storm water from the fully
developed watershed plus the developed project site without adversely affecting other
properties.
25. The applicant shall submit a grading and drainage plan, prepared by a registered civil
engineer, for review and approval by the City Engineer prior to recordation of the
final map.
000040
TTM 97003 Conditions Page 4 of 7
26. The applicant shall show both the pre -developed and post -developed 100 -year limits
of inundation on the grading and drainage plan. Drainage calculations in
conformance with Section 5 of the City Standards shall be submitted for review and
approval by the City Engineer prior to recordation of the final map.
Road Improvements
27. The project EIR describes two access scenarios for the subdivision. Scenario A
offsite improvements will be required if the subdivision is approved with two points
of access. Scenario B offsite improvements will be required if the subdivision is
approved with a single point of access at the northerly end of the subdivision.
28. The applicant shall submit road improvement plans prepared by a registered civil
engineer for review and approval by the City Engineer prior to recordation of the final
map. Road improvement plans shall conform to the requirements of the City
Standard Specifications, Section 2 - Preparation of Plans. R -value testing shall be
done, and the pavement section designed by a registered civil engineer to the
satisfaction of the City Engineer. Scenario A offsite improvements shall be required
if the subdivision is approved with two points of access. Scenario B offsite
improvements shall be required if the subdivision is approved with a single point of
access at the northerly end of the subdivision. Road improvements shall include, but
not be limited to the following:
A. A northbound right -turn lane with -a storage length of at least seventy-five feet
(Scenario A) or one hundred twenty five feet (Scenario B) shall be constructed on
Traffic Way at its intersection with Chico Road or as directed by the City
Engineer.
B. A southbound left -turn lane with a storage length of at least seventy five feet shall
be constructed on Traffic Way at its intersection with Chico Road or as directed
by the City Engineer (Scenario A or B).
C. Drainage improvements shall be constructed to eliminate the existing localized
flooding which occurs on Traffic Way at its.intersection with Chico Road.
D. Chico Road shall be fully improved from the subdivision's northerly access to .
Traffic Way in conformance with City Standard Drawing No. 403 (Rural
Collector), or as directed by the City Engineer (Scenario A or B).
E. Hidalgo Avenue south of Soledad Avenue shall be improved in conformance with
City Standard Drawing No. 403 (Rural Collector), or as directed by the City
Engineer. The southerly project access shall align with Hildago Avenue and
intersect Soledad Avenue within ten'degrees of perpendicular (Scenario A).
000041
TTM 97003 Conditions Page 5 of 7
F. Stop signs shall be installed on Sycamore Road at its intersection with Hidalgo
Avenue. Sycamore Road shall be realigned to intersect Hidalgo Avenue within
ten degrees of perpendicular (Scenario A).
G. Stop signs shall be installed . on Sycamore Avenue at its intersection with
Miramon Avenue (Scenario A).
H. Stop signs shall be installed on Soledad Avenue at its intersection with Hildago
Avenue. Traffic on Hildago Avenue and the project access road will not be
required to stop (Scenario A).
I. Private on-site streets shall be constructed in conformance with City Standard
Drawing No. 403 (Rural Collector) or as directed by the City Engineer. Fifty -foot
wide road easements shall be provided for all on-site streets.
J. Private on-site cul-de-sacs shall be constructed in conformance with City Standard
Drawing No. 415 (Typical cul-de-sac, Urban) or as directed by the City Engineer.
Road easements in conformance with City Standard Drawing No. 415 shall be
provided for all cul-de-sacs.
K. The applicant shall provide private slope easements as needed to accommodate
cut or fill slopes for the private, on-site roads. The applicant shall provide public
slope easements as needed to accommodate cut or fill slopes for the public
improvements required by these conditions of approval.
L. The applicant may be required to overlay existing pavement in order to remedy an
inadequate structural section or to remedy a deteriorated paving .surface.
Transitions shall be constructed where required to achieve a. smooth join with
existing improvements.
M. The applicant shall install all street name, traffic signs, traffic striping and
pavement marking as directed by the City Engineer.
N. The applicant shall install streetlights at the intersection of the project access with
Soledad Avenue and Chico Road (Scenario A). The applicant shall install a
streetlight at the intersection of the project access with Chico Road (Scenario B).
29. The at -grade railroad crossing on Chico Road shall be improved to conform with the
improvement of Chico Road to City Standard Drawing No. 403 (Rural Collector) or
as directed by the City Engineer. The railroad crossing improvements shall be
reviewed and approved by the Public Utilities Commission (PUC) and Union Pacific
Railroad (UPRR). The applicant shall submit evidence that the PUC and UPRR have
reviewed and approved the improvements to the existing at -grade railroad crossing
(Scenario A or B).
000042
TTM 97003 Conditions Page 6 of 7
30. The applicant shall acquire title or interest in any offsite land that may be required to
allow access to the subdivision and construction of the offsite improvements required
by these conditions of approval. The applicant shall bear all costs associated with the
acquisitions. The applicant shall gain concurrence from all adjacent property owners
whose ingress or egress is affected by construction of the improvements required by
these conditions of approval (Scenario A or B).
Phasing, Maintenance Agreements, Revised Tentative Ma
31. The applicant shall submit a revised phasing plan for review and approval by the
Community Development Director and the City Engineer prior to recordation of the
final map. The applicant shall construct all improvements necessary to serve each
phase of the subdivision as determined by the City Engineer and the Community.
Development Director.
32. The applicant shall construct a temporary turn -around at the terminus of all streets
which are constructed in phases and exceed one hundred and fifty feet in length. The
turn-arounds shall be constructed in conformance with City Standard Drawing No.
430 (Fire Access Standards). The turn-arounds shall have an all-weather surfacing.
33.. The applicant shall submit agreements for the maintenance of all private roads, sewer
facilities, drainage facilities and other common -use facilities. The agreements shall
be reviewed and approved by the City Engineer and the City Attorney. Recorded
copies of the agreements shall be submitted to the City prior to recordation of the
final map.
34. The applicant shall submit a revised tentative map which correctly indicates the
subdivision boundary and includes the legal description of all property within the
subdivision.
Community Development Department
1. The final map shall be in conformance with the conditions of Planned Development
Overlay Zone No. 14.
2. Construction activities on-site shall be in conformance with the' mitigation measures
contained in the Final EIR related to air quality and noise.
3. A reflectorized house number master sign system shall be installed at all street
intersections and an individualized reflectorized address sign shall be placed do the
right hand side of each residence.
4. Water supply mains and fire hydrants shall be designed, installed and tested and
approved by the Water Company and the Fire Department.
000043
TTM 97003 Conditions Page 7 of 7
5. Exterior fencing shall be consistent throughout the project. Design and appearance of
fences or walls shall be compatible with the design of the dwellings. Fencing of the
individual parcels shall not extend into the front setback beyond the front of the
individual residence.. Fencing along the railroad shall be designed and installed to
buffer noise from railroad.
6. Tree protection/mitigation plans shall be reviewed and approved prior to the issuance
of permits. Final util9ity plans shall eliminate trenching within the dripline of native
trees by locating all utility lines away from such trees and driplines.
7. Open spaces and common areas shall be planted with drought tolerant landscaping
and shall include the planting of native trees, as defined in the City's Native Tree
Ordinance.
8. A landscaping plan shall be submitted and approved. by the Community Development
Department for all -open space and common areas.
9. General Plan Amendment 97001 and Zone Change 97002 shall be approved and
effective prior to the recordation of the map.
10. This tentative map, approval shall expire two (2) years from the date of final approval
unless an extension of time is granted pursuant to a written request received proper to
the expiration date.
11. The project design and construction activities shall incorporate the findings and
recommendations of the Phase 2 Archeology report. dated September 1998.
12. All construction activity. shall be in conformance with the building standards and
regulations (Uniform Building Code) in effect at the time plans are reviewed and
approved.
000044
EXHIBIT I
RESOLUTION OF DENIAL
RESOLUTION NO. PC 1999-001
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO
RECOMMENDING DENIAL OF A GENERAL PLAN AMENDMENT
AND ZONE CHANGE, AND RECOMMENDING DENIAL OF
A TENTATIVE MAP THAT WOULD HAVE CREATED 122 HOME SITES
AND RELATED AMENITIES AT 3900 TRAFFIC WAY
(GPA 97001, ZC 97002, TTM 97003; Midland Pacific)
WHEREAS, Midland Pacific Building Corporation requested a general plan amendment,
a zoning change, and a tentative tract map to divide an approximately -1'40 -acre site into 131 lots,
122 for home sites and the remainder for associated amenities; and
WHEREAS, the site is located in the Residential Suburban (RS) zoning district which
would have to be changed to allow the type and density of development proposed;
WHEREAS; the Planning Commission conducted a public hearing on the proposed map
amendments and tentative map on January 19, 1999, and considered testimony and reports from
staff, the applicants, and the public;
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Findings. The Planning Commission makes the following finding:
1. The applications are not consistent with the General Plan, specifically (PLANNING
COMMISSION FILL IN)
SECTION 2. Denial. The Planning Commission does hereby recommend denial to the
City Council of the general plan and zoning map and text amendments and of the tentative map.
On motion by and seconded by
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
, the
000045
Planning Commission Resolution 1999-001
3900 Traffic Way
Page 2
WILLIAM ZIMMERMAN, Planning Commission Chair
ATTEST:
PAUL M. SALDANA, Director
Community Development Department
000046