HomeMy WebLinkAboutResolution 2003-045 RESOLUTION NO. 2003-045
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO APPROVING WOODLANDS SPECIFIC PLAN
SP 2003-0001 FOR THE SP-1 ZONING DISTRICT
OF APN 045-311-001, 045-401-0159 045-401-0169 045-411-0019 045-412-001
(Woodlands Specific Plan, Halcon Road/R.W. Hertel & Sons, Inc)
WHEREAS, an application has been received from R.W. Hertel & Sons, Inc. (5200
Telegraph Road, Ventura, CA, 93003) Applicant and Gordon Davis Land Co. (7405 Bella Vista,
Atascadero, CA 93422) Property Owner to consider a project consisting of a zone change from
RS (Residential Suburban) to SP-1 (Specific Plan#1) on a 220-acre site located at Halcon Road,
Atascadero, CA 93422 (APN 045-311-001, 045-401-015, 045-401-016, 045-411-001, 045-412-
001); and
WHEREAS, the site's General Plan Designation is (SFR-X) Single-Family Residential-
X, (SFR-Y) Single-Family Residential-Y, (HDR) High Density Residential, (GC) General
Commercial, (OS)Open Space; and,
WHEREAS, the site's current zoning district is RS (Residential Suburban); and,
WHEREAS, the Planning Commission has recommended that a site be rezoned to
include a SP-1 zoning district which requires the adoption of the Woodlands Specific Plan
document and appendix; 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 Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Woodlands Specific
Plan;and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on Tuesday, August 19, 2003, studied and considered the Specific Plan
documentation, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and
WHEREAS, the Atascadero City Council, at a Public Hearing held on September 23,
2003, studied and considered the Specific Plan documentation, after first studying and
considering the Proposed Mitigated Negative Declaration prepared for the project, and
City of Atascadero
Resolution No.2003-045
Page 2 of 34
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. Findings for Recommendation of Approval of Master Plan of Development.
The City Council finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance)including the SP-1 Ordinance; and,
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development; and,
5. The Specific Plan development standards or processing requirements is warranted to
promote orderly and harmonious development; and
6. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved in
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land Use
Element; and
7. The Specific Plan 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;
and
8. Benefits derived from the Specific Plan #1 zone cannot be reasonably achieved through
existing development standards or processing requirements; and
9. The proposed project offers certain redeeming features to compensate for the requested
zone change; and
10. The proposed 135 multi-family units within the Specific Plan area will be of exceptional
design quality.
SECTION 2.Findings for Tree Removal. The City Council finds as follows:
1. The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition
report from an Arborist;
2. The tree is obstructing proposed improvements that cannot be reasonably designed to
avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following factors:
City of Atascadero
Resolution No.2003-045
Page 3 of 34
• Early consultation with the City;
• Consideration of practical design alternatives;
• Provision of cost comparisons (from applicant) for practical design alternatives;
• If saving tree eliminates all reasonable uses of the property; or
• If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The Atascadero City Council, in a regular session assembled on
September 23, 2003, resolved to approve the Woodlands Specific Plan SP-1 and tree removals
subject to the following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring
EXHIBIT B: Woodlands Specific Plan, June 30, 2003
EXHIBIT C: Statistical Summary
EXHIBIT D: Conceptual Amenities Site Plan
EXHIBIT E: Conceptual Architectural Elevations
EXHIBIT F: Affordable Housing Plan
On motion by Council Member Luna, and seconded by Council Member O'Malley, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Luna, O'Malley, Pacas, Scalise and Mayor Clay
NOES: None
ABSTAIN: None
ABSENT: None
ADOPTED: September 23, 2003
CITY OF ATASCA) RO
By:
erry L lay, Sr., Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C., Cyty Clerk
APPROVED AS TO FORM:
I�— .32 7 t0A
Roy A.I
ley, City Attorne
City of Atascadero
Resolution No.2003-045
Page 4 of 34
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
SP-1 The Woodlands Specific Plan(ZCH 2003-0062,ZCH 2003-0041)
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL Business Wense BS:Building Services
The Woodlands Specific Plan GP:Grading Permit FD:Fire Depadrnent
BP:Building Permit PD:PDke Depadment
SP-1 Specific Plan FI:Final Inspection CE:City Engineer
T0:Temporary 0oaupancy WW:Wastewater
ZCH 2003-00622CH 2003-0041 /SP 2003-0001 FO:Final Occupancy CnCiyaaomey
Planning Services
1. The approval of this zone change shall become final and On-going PS
effective following City Council approval.
2. Precise design standards and guidelines for the On-going PS
development of land are contained within the Woodlands
Specific Plan and supersede the City's existing zoning code,
public works standards,and other regulations. Where this
plan is silent,city codes effective upon the date of adoption
of the Specific Plan shall apply.
3. Approval of this Specific Plan shall be valid concurrently with On-going PS
the life of Tentative Tract Map 2003-0027 and then
indefinitely following final map. The Specific Plan approval
shall expire and become null and void unless a final map is
recorded consistent with the Specific Plan,dated 6/30/03
and Appendix(Exhibits A-F),as conditioned.
4. Any subsequent condition of approval amending the Specific
Plan or Appendix shall be incorporated into the final Specific
Plan document.
5. The Woodlands Specific Plan#1 and Appendix documents On-going PS
(Exhibits A—F)shall be adopted by resolution. Changes to
the Specific Plan shall be approved by the City Council
without requiring second readings and codification of the
Specific Plan Document.
6. The Community Development Department shall have the On-going PS,CE
authority to approve the following minor changes to the
project the(1)modify the site plan project by less than 10%,
(2)result in a superior site design or appearance,and/or(3)
address a construction design issue that is not substantive
to the Specific Plan. The Planning Commission shall have
the final authority to approve any other changes to the
Specific Plan and any associated Tentative Maps.
7. All subsequent Tentative Tract Map and construction GP,BP PS,CE
permits shall be consistent with the Specific Plan contained
herein.
8. The proposal to construct a non-potable water line that PS,CE
would replace the potable water currently being used for
irrigation at Paloma Creek Park and for irrigation on the
project site shall be deleted from the Specific Plan and
maps.
City of Atascadero
Resolution No.2003-045
Page 5 of 34
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Servbes
The Woodlands Specific Plan GR Grading Pemdt FD:Re Department
BP:Building Permit PD:Polbe Deperdnent
SP-1 Specific Plan Fl:Finallnspectbn CE:CilyEngineer
TO:Temporary Occupancy M wastewaler
ZCH 2003-0062/ZCH 2003.0041 /SP 2003-0001 FO:FinalOccupanry CA CityAttomey
9. The SFR-1, SFR-2, and SFR-3 street-facing residential BP PS
elevations shall be designed and constructed with the
following architectural elements and materials appropriate
to the selected architectural design:
■ Usable front yard porches, porticos, or courtyards
(minimum 6-foot depth);
■ High quality architectural grade wood style or similar
sectional garage doors;
■ Window shutters and/or decorative window trim;
■ Variety of siding (i.e. masonry, hand-toweled stucco,
wood);
■ Masonry building base, chimney, column materials (i.e.
stone, brick, pre-cast concrete trim or banding). This
treatment shall return along side elevations to a logical
terminus point such as a side yard fence, chimney or
doorway;
■ Variety of roofing materials (i.e. flat, curved, S-style,
barrel tile,shingles);
• Decorative vents;
■ Decorative iron treatment(Mediterranean only);
■ Ornamental lighting;
■ Minimum of two body colors per house with a third
accent color;and
■ Any painted garage door colors shall match the body
color.
10. The architectural styles in the residential areas of the plan BP PS
shall have a minimum of 3(three) different elevations
each, including: Rural Traditional, Monterey and
California Ranch,as is consistent with the Specific Plan.
11. The applicant shall work with staff on selection of BP PS
building colors and roofing materials that provide a
variety of earth-tone color and texture with accent colors
that blend with the natural oak woodlands surroundings
and provide a high quality residential neighborhood
appearance, consistent with the intent of the Specific
Plan development standards for the SFR-1, SFR-2, SFR-
3, and Multi-family residences, selections subject to staff
approval.
12. The developer shall install SFR-1 and SFR-2 front yard BP PS
landscaping and landscaping of all slopes exceeding five
5 feet in height, prior to occupancy of the units.
13. The pad grading; slope re-vegetation; collector street SP PS
frontage, parkway planter and median landscaping;
sewer and storm drain system; and construction of at
least 36 of the most westerly units in the MFR shall be in
the first phase of development. The remaining units may
be completed in as many as three additional phases, in
locations to be determined by the developer.
City of Atascadero
Resolution No.2003-045
Page 6 of 34
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business License BS:Building Services
The Wood/ands Specific Plan BGR P:Gra a PFD:Fire laient
r iDe Der
SP-1 Specific Plan Fl:Final lrrspectbn ci=_:city Engineer
TO:TempM Occupancy WW:Wastewater
ZCH 2003-00622CH 2003-0041 /SP 2003-0001 FO:Fmal Ompancy ca cily Wlomey
14.SFR-3 second units are to be as follows: BP PS
■ One second unit per lot, subject to development
standards contained within the Woodlands Specific
Plan;
■ Lots with a second units shall contain a deed
restriction requiring at least one of the units be owner
occupied;
■ Second units and homes shall be sited within building
envelopes identified on the project tract map.
15. SFR-3 lots 138 through 142 shall contain a 22-foot height BP PS
restriction to minimize view intrusions within the ridgeline.
16. SFR-3 area shall include:
• Common area landscaping, entry landscaping
features,and fencing to be installed by the developer;
• No main or individual lot entry gates;and
• Up to two 15 gallon (or approved equivalent), double
staked street trees shall be installed by each lot owner
at the time of individual lot development,with type and
locations subject to staff approval
17. Future development of the SC-1 site shall include: BP PS
• Planning Commission approval of a Conditional Use
Permit and Master Plan of Development prior to building
permits;
• Compatible landscaping along Halcon Road and the
railroad compatible with the existing pastoral oak
woodlands surroundings;
• Solid high-quality screening be applied to any storage
yard;and
• Architectural theme be compatible with the rural
appearance of the surrounding properties and rail line.
18. Future development of the MFR site shall include:
• Planning Commission approval of a Conditional Use
Permit and Master Plan of Development prior to building
permits;
• Architectural style consistent with Conceptual
Architectural Elevations, Exhibit E;and
• Architectural elements consistent with those identified in
Condition#9;
• Tot lot to include different variations of commercial-
grade swing set, slide, climbing apparatus or similar
equipment;
• Site Amenities Plan(Exhibit D);and
• Density bonus approval.
19. All site development shall be consistent with the maximum BP PS,BS
intensities described in the statistical project summary as
shown on Exhibit C.
20. All site work, grading and site improvements shall be BP PS,BS,CE
consistent with the Specific Plan and as shown in the site
amenities plan(Exhibit D)and tentative tract map.
City of Atascadero
Resolution No.2003-045
Page 7 of 34
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
PS:Planning Services
BL:Business license BS:Building Services
The Woodlands Specific Plan GP:Grading Pemwl FD:Fire Department
BP:Building Pernik PD:P*e Depeitrnent
SPA Specific Plan Fl:Final lnspe*n CE:City Engineer
TO:Temporary Occupancy WW:Wastewater
ZCH 2003-0062/ZCH 2003-0041 /SP 2003-0001 FO:Final Occupancy CA,City wtomey
21. The project shall comply with the City of Atascadero native BP PS,BS
Tree Ordinance with payment into the native tree fund of
$155,350 and replanting of up to 1,321 five-gallon size (or
approved equivalent) native trees, or a combination of five-
gallon (or approved equivalent) and larger size trees
credited per the native tree ordinance. The fund payment
and number of trees planted may vary but shall be compliant
with the tree preservation ordinance.
22.A final landscape,irrigation plan,and native tree replacement BP PS,BS
plan shall be approved as part of the subdivision tract site
improvement plan consistent with the site amenities plan
(Exhibit D).
Typical landscape and irrigation plans shall be approved
prior to building permits,including the following:
• All exterior meters,air conditioning units and mechanical
equipment shall be screened with landscape material.
Trash/recycle container areas shall be screened with
fencing or landscape.
• All front yard areas (except SFR-3 area) within the
project site shall be landscaped by the developer;
■ All on-site street frontages (except SFR-3 street), and
common open space areas shall be landscaped by the
developer;
■ Street, yard and ornamental (non-native) hillside trees
shall be minimum 15-gallon size(or approved equivalent)
and double staked.
• Natural revegetated slope areas are calculated to be 5-
gallon size(or approved equivalent) but may be an
equivalent combination of 5 gallon(or approved
equivalent) and larger container sizes and credited per
the native tree ordinance.
23. Project fencing shall be installed consistent with the Specific GP PS
Plan. Any new or replacement perimeter or site entry BP
fencing shall be of rural post and wire or wood post and
wood rail(unfinished or stained),subject to staff approval.
24. Retaining wall design & material shall match or compliment GP PS
the texture and color of the existing or proposed landscape. BP
25. The project entrance shall be designed to accommodate a GP CE
future intersection with Paloma Creek Park, and BP
pedestrian/bicycle connection and creek crossing between
the project site and Paloma Creek Park.
City of Atascadero
Resolution No.2003-045
Page 8 of 34
26. Affordable residential units shall be reserved as deed BP PS,CE
restricted affordable units for a 30-year period as identified in
Specific Plan Appendix F. Affordable unit phasing schedule
shall be approved by the City Council
27. Workforce Housing
In the SFR-1,SFR-2 and MFR districts,
Prior to recordation of final map,the applicant shall enter into
a legal agreement with the City to reserve 1/2 of the units for
sale to residents or workers within the City of Atascadero,
including the affordable units. The agreement shall include
the following provisions:
■ The units shall be offered for sale to residents or workers
within the City of Atascadero for a minimum of 60-days.
During this time period offers may only be accepted from
Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City
that at least one of the qualified buyers is a resident or
worker within the City Limits of Atascadero;
■ The Atascadero resident or worker restriction shall apply
to the initial sale only;
■ The applicant shall identify which units will be reserved;
and
The City Attorney shall approve the final form of the agreement.
28. Project Road Maintenance and Emergency Services PS,CE
Funding: (Referenced from Mitigation Measure 14)
The emergency services and road maintenance costs
of the project shall be 100% funded by the project in
perpetuity. The service and maintenance cost may
be funded through a benefit assessment district or
other mechanism established by the developer
subject to City approval. The funding mechanism
must be in place prior to or concurrently with
acceptance of any final maps. The funding
mechanism shall be approved by the City Attorney,
City Engineer and Administrative Services Director
prior to acceptance of any final map. The
administration of the above mentioned funds and the
coordination and performance of maintenance
activities shall be by the City.
a) All streets, sidewalks, streetlights, street signs,
roads, emergency access roads, emergency
access gates, and sewer mains within the
project.
b All Atascadero Police Department service costs to
City of Atascadero
Resolution No.2003-045
Page 9 of 34
the project.
c) All Atascadero Fire Department service costs to the
project.
29. Project Landscape Maintenance Requirement:
(Referenced from Mitigation Measure 14)
The following landscape maintenance items shall be
100% funded by the project in perpetuity. An
engineer's report quantifying the maintenance costs
shall be prepared. The service and maintenance cost
may be funded through an assessment district,
benefit assessment district, landscaping and lighting
district, or other funding mechanism established by
the developer to fund short and long term
maintenance. The funding mechanism must be in
place prior to or concurrently with acceptance of any
final maps. The funding mechanism must be
approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance
of any final map. The administration of the above
mentioned funds and the coordination and
performance of maintenance activities shall be by the
City.
a) All parks, trails, recreational facilities and like
facilities.
b)All open space and native tree preservation areas.
c) All drainage facilities and detention basins.
d) All common landscaping areas, street trees,
medians, parkway planters, manufactured slopes
outside private yards,and other similar facilities.
Fire Marshal
30. Plans and tract map shall identify existing and proposed BP BS
fire hydrants.
31. Applicant shall provide a letter from the Atascadero BP BS
Mutual Water Company stating the minimum expected
water available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
32. Note approved address signage is to be provided. BP BS
33. Note on plans that fire lanes shall be delineated in certain BP BS
areas to restrict parking as required by the Fire Authority.
City Engineer
Standard Conditions
34. In the event that the applicant bonds for the public GP,BP CE
improvements required as a condition of this map, the
applicant shall enter into a Subdivision Improvement
Agreement with the City Council.
35. An engineer's estimate of probable cost shall be GP,BP CE
submitted for review and approval by the City Engineer to
City of Atascadero
Resolution No.2003-045
Page 10 of 34
determine the amount of the bond.
36. The Subdivision Improvement Agreement shall record GP,BP CE
concurrently with the Final Map.
37. The applicant shall enter into a Plan Check/Inspection GP,BP CE
agreement with the City.
38. A six (6) foot Public Utility Easement (PUE) shall be GP,BP CE
provided contiguous to the property frontage.
39. The applicant shall acquire title interest in any off-site GP,BP CE
land that may be required to allow for the construction of
the improvements. The applicant shall bear all costs
associated with the necessary acquisitions. The applicant
shall also gain concurrence from all adjacent property
owners whose ingress and egress is affected by these
improvements.
If, after all reasonable attempts and diligent efforts, the
Applicant is still unable to gain a landowner's consent to
any required acquisitions, offers of dedication,easements,
rights of way and/or rights of entry, the City shall lend the
Power of Eminent Domain, or take other action, as a final
solution.
40. Slope easements shall be obtained by the applicant as GP,BP CE
needed to accommodate cut or fill slopes.
41. Drainage easements shall be obtained by the applicant as GP,BP CE
needed to accommodate both public and private drainage
facilities.
42. A preliminary subdivision guarantee shall be submitted for GP,BP CE
review in conjunction with the processing of the tract map.
43. The final map shall be signed by the City Engineer prior to GP,BP CE
the map being placed on the agenda for City Council
acceptance.
44. Prior to recording the tract map,the applicant shall pay all GP,BP CE
outstanding plan check/inspection fees.
45. Prior to recording the map, the applicant shall bond for or GP,BP CE
complete all improvements required by these conditions of
approval'roval.
46. Prior to recording the tract map, the applicant shall bond GP,BP CE
for or set monuments at all new property corners." A
registered civil engineer or licensed land surveyor shall
indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that
they will be sufficient to enable the survey to be retraced.
47. Prior to recording the tract map,the applicant shall submit GP,BP CE
a map drawn in substantial conformance with the
approved tentative map and in compliance with all
conditions set forth herein.The map shall be submitted for
review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision
Ordinance.
48. All existing and proposed utility, pipeline, open space, or GP,BP CE
other easements are to be shown on the final/parcel map.
If there are building or other restrictions related to the
easements, they shall be noted on the final/parcel map.
The applicant shall show all access restrictions on the
final/parcel map.
City of Atascadero
Resolution No.2003-045
Page 11 of 34
49. Prior to recording the tract map, the applicant shall have GP,BP CE
the map reviewed by all applicable public and private
utility companies (cable, telephone, gas, electric,
Atascadero Mutual Water Company). The applicant shall
obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new
easements that may be required by the utility company. A
copy of the letter shall be submitted to the City. New
easements shall be shown on the parcel map.
50. Prior to the issuance of building permits the applicant shall GP,BP CE
submit plans and supporting calculations/reports including
street improvements, underground utilities, composite
utilities, and grading/drainage plans prepared by a
registered civil engineer for review and approval by the
City Engineer.
City Engineer
Site Specific Conditions
Drainage: GP,BP CE
51. Submit calculations to support the design of any
structures or pipes. Closed conduits shall be designed to
convey the 10-year flow with gravity flow,the 25-year flow
with head, and provide safe conveyance for the 100-year
overflow.
52. Provide for the detention and metering out of developed GP,BP CE
storm runoff so that it is equal to or less than undeveloped
storm runoff.
53. Drainage basins shall be designed to desilt, detain and GP,BP CE
meter storm flows as well as release them to natural runoff
locations.
54. The drainage basins shall be landscaped with native GP,BP CE
plantings.
55. A mechanism for funding and maintenance of the storm GP,BP CE
drain facilities shall be provided.
56. Show the method of dispersal at all pipe outlets. Include GP,BP CE
specifications for size&type.
57. Show method of conduct to approved off-site drainage GP,BP CE
facilities.
58. Concentrated drainage from off-site areas shall be GP,BP CE
conveyed across the project site in drainage easements.
Acquire drainage easements where needed. Drainage
shall cross lot lines only where a drainage easement has
been provided. If drainage easement cannot be obtained
the storm water release must follow the exact historic
path, rate and velocity as prior to the subdivision.
59. Applicant shall submit erosion control plans and a Storm GP,BP CE
Water Pollution Prevention Plan (SWPPP). The Regional
Water Quality Control Board shall approve the SWPPP.
General:
60. Prior to final map recordation,the applicant shall provide a GP,BP CE
detailed cost analysis and breakdown of all maintenance
required and the amount to be billed to each property
annually. The analysis shall include scheduled
maintenance including slurry seals, overlays, etc. The
analysis shall include administrative fees.
City of Atascadero
Resolution No.2003-045
Page 12 of 34
61. Prior to final map recordation, CC&R's shall be recorded GP,BP CE
for the SFR-3 district,including appearance review.
62. The applicant shall enter a Subdivision Improvement GP,BP CE
Agreement with the City of Atascadero prior to recording
the final map.
Traffic Mitigation:
63. The following off-site traffic mitigations shall be the GP,BP CE
responsibility of the project:
A. Santa Barbara Road/El Camino Real: Install Traffic
Signal/Widen Intersection
This is required to be installed prior to occupancy of
the first unit. The design and construction costs for
the signal, widening, and any and all other
improvements to this intersection and surrounding
area, will be counted as credit toward the Traffic
Impact Fee.
B. Viejo Camino/EI Camino Real: Install Traffic Signal
The City Engineer is requiring this improvement. This
is a`T" intersection and the left turn movement off of
Via Camino is a low volume movement. This
improvement was not identified as a need
improvement in the City of Atascadero Circulation
Element. Applicant shall only be responsible for the
project's eighteen point four percent (18.4%) fair
share of the estimated cost of this work as indicated
by the Traffic Study.
C. Halcon Road/Via Camino: dedicated westbound right
and left turn lanes
This is required to be installed prior to the occupancy
of the first unit. The improvement is the sole
responsibility of this development.
D. Santa Barbara Road/US 101 Interchange
The study found that the following improvements are
required for the interchange.Also listed is the percent
"fair share" that this project is responsible for the
improvement.
■ Santa Barbara Road/US 101 SB Ramps: Install
Traffic Signal(25.8%)
■ Santa Barbara Road/US 101 NB Ramps: Install
Traffic Signal(27.5%)
■ Santa Barbara Road/San Antonio Road: Install
Traffic Signal (26.2%)
E. Provide 3-way stop at Halcon Road/Project Entrance
F. These interchange improvements that are not
identified as needed improvements in the City of
Atascadero Circulation Element and the Growth
City of Atascadero
Resolution No.2003-045
Page 13 of 34
Mitigation Program. Therefore, the growth mitigation
fee does not cover the improvements.
The developer is required to submit engineers
estimate for the cost of construction of the
improvements. The developer shall pay the percent
"fair share" of the engineer's estimates. These funds
will be placed in an account for the Santa Barbara
Interchange and the Viejo Camino/EI Camino Real
intersection. The developer may pay the amount
incrementally with each building permit.
Public Improvements
64. The route for the project entrance down Halcon Road, 'GP,BP CE
south bound on Via Camino to Santa Barbara Road, west
bound on Santa Barbara Road to El Camino Real shall be
improved as follows:
■ Widen, stripe and improve the route to
Engineering Standard 403 Type A "Rural
Collector".
■ Repair and overlay the road surface with a
minimum of two inch of asphalt surface.
• Existing AC paving and base sections may
remain in place except for isolated, specific,
localized repairs.
65. All public improvements shall be constructed in GP,BP CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings or as
directed by the City Engineer
66. The intersection of EI Camino Real and Santa Barbara GP,BP CE
shall be fully improved to include a traffic signal.This work
shall be 100%Traffic Impact Fee credit eligible.
67. Pedestrian facilities shall be constructed to connect the GP,BP CE
project to Paloma Park. This shall include a safe
pedestrian crossing, a paved path and pedestrian bridge
across Paloma Creek.
City of Atascadero
Resolution No.2003-045
Page 14 of 34
68. A Class II bike path shall be installed to connect the GP,BP CE
project to EI Camino Real. The bike path may consist of a
Class I bike path through Paloma Park.
69. A mechanism to provide for the funding of maintenance GP,BP CE
for lighting, street improvements, special paving surfaces,
sewer,storm drain,common area landscape,open space,
and hardsca a shall be provided.
70. Pedestrian sidewalk shall be consistent with Specific Plan GP,BP CE
and Tentative Tract Map: none on the SFR-3 rural-local
streets,one side only and attached on the SFR-1 &SFR-2
local streets, and one side only and detached on the on-
site collector street.
71. All on-site collectors shall be improved to City Standards
and shall include standard curb and gutter. The minor
arterial street Halcon Road shall be improved to a 403
Type A (no curb and gutter) from the on-site collector to
Viejo Camino.
72. All on-site residential streets shall be improved consistent GP,BP CE
with the Specific Plan and Tentative Tract Map: rolled curb
and gutter for the rural-local and local streets, and
standard(square)curb and gutter on the collector.
Wastewater
73. No sewer system currently exists in proposed project GP,BP CE
area. Should Atascadero Woodlands be the first
development to require connection to the new sewer
system mainline extension, the developer of the
Woodlands will be responsible for the financing and
construction of the mainline from the treatment plant to the
Woodland's point of connection.
74. The mainline shall be built with sufficient capacity to GP,BP CE
accommodate the flow from City Wastewater Pumping
Station # 12, development within the Paloma Creek
Sanitary Sewer Service Basin bordered by State Highway
101 to the west,the Southern Pacific Railroad to the east,
Santa Barbara Road to the south and San Diego Way,
Viejo Camino and Halcon Road to the North West plus
enough reserve capacity for anticipated future
development.
75. The City, upon diverting flow from Wastewater Pumping GP,BP CE
Station #12 and landowners within the Paloma Creek
Sanitary Sewer Service Basin that are allowed to or
required to connect to this extension within fifteen (15)
years,shall be responsible for reimbursing the Woodlands
developer proportionate to their rate of use. The City's
reimbursement total shall be adjusted by the amount the
Wastewater Fund has previously expended on the
Paloma Creek sanitary sewer service basin project and
may be in the form of Wastewater Fee Credits.
76. A mechanism must be provided to fund the maintenance GP,BP CE
of all sewer mains throughout the project area. The
developer shall establish a benefit maintenance
assessment district, or similar funding mechanism,
approved by the City, to provide sufficient funds, on an
annual basis, to pay for the City's maintenance activities
on the sewer mainline and related facilities within the
project area. The administration of the above mentioned
funds and the coordination and performance of
maintenance activities shall be by the City.
City of Atascadero
Resolution No.2003-045
Page 15 of 34
77. thru 81. Residences that cannot be served by a GP,BP CE
conventional gravity sewer shall be served by a Low
Pressure Sewer(LPS). LPS Wastewater shall be collected
and stored in individual storage tanks at each residence
then pumped via an individual grinder pump into a
pressure main network. Each homeowner will own and be
responsible for maintaining their wastewater collection
and pumping system to the pressure main.
Atascadero Mutual Water Company
82. The applicant shall submit plans to AMWC for the GP,BP CE
water distribution facilities needed to serve the
subdivision. AMWC shall review and approve the
plans before recordation of the final map. All new
water distribution facilities shall be constructed in
conformance with AMWC Standards and Details and
the California Waterworks Standards (Code of
Regulations Title 22, Division 4, Chapter 16). All
cross-connection devices shall conform to AWWA
and California Department of Health Services
standards.
83. Before recordation of the final map, the applicant GP,BP CE
shall grant AMWC the water rights and related
easements needed to complete annexation of the
property into the AMWC service area. The grant of
water rights and related easements is required before
AMWC can provide water service to the property.
84. Before the start of construction, the applicant shall GP,BP CE
pay all installation and connection fees required by
AMWC. Subject to the approval of AMWC, the
applicant may enter in to a "deferred connection"
agreement.
85. Before issuance of building permits, the applicant GP,BP CE
shall obtain a "Will Serve" letter from AMWC for the
newly created lots.
86. The applicant shall provide easements to AMWC on GP,BP CE
the 3.5-acre service commercial(SC)parcel for future
development of water wells and a treatment building.
The applicant and AMWC shall mutually agree upon
the location of the easements. The applicant shall
not unreasonably withhold its approval of the well and
treatment building sites chosen by AMWC. The
applicant shall enter an agreement with AMWC that
allows for exploratory borings by AMWC to determine
the viability of a community well site on the SC parcel.
AMWC may waive the requirement to provide
easements for water wells and a treatment building if,
in the opinion of AMWC, there are no viable
community well sites on the SC parcel
87. The water system improvements required to serve the GP,BP CE
subdivision shall be laid out in a grid or looped pattern
and shall connect to the existing AMWC system on
Alondra and Halcon Roads
88. Landscaping for common areas shall be drought- GP,BP CE
tolerant. The landscaping for common areas shall
conform to the mitigation measures noted in Table 11-
7, Hydrology and Water Quality, of the General Plan
2025. Use of turf grass in common area landscaping
and in other areas shall be kept to a minimum
City of Atascadero
Resolution No.2003-045
Page 16 of 34
89. The applicant shall provide AMWC with reasonable GP,BP CE
on-site easements for those water facilities proposed
for operation and maintenance by AMWC that are
constructed outside of publicly maintained right-of-
ways. AMWC shall review the form and content of
the easements before recordation. Applicant shall not
be responsible for any off-site easements required for
water facilities.
Mitigation Measures
AESTHETICS: BP PS,BS,CE 1.c.1
Mitigation Measure 1.c.1: The following landscape mitigations
shall apply:
■ Landscaping shall be provided to reduce visual impacts
and enhance neighborhood design. Where feasible,
existing native vegetation shall be left undisturbed.
Impacts to the natural landscape, including open space,
oak woodlands, and naturalized grasslands, shall be
minimized and revegetated with native species.
■ The project shall include landscaping of all common areas,
including slopes, streetscapes, residential front yards, and
street trees.
• The project shall include entryway feature landscaping,
median and parkway landscaping, multi-family common
area landscaping,and trail staging area.
■ The proposed development shall provide a range of
architectural styles consistent with the existing semi-rural
character of Atascadero.
■ Approximately 54 acres of open space, which includes oak
woodland, preserve, natural grassy areas,trail system, and
native revegetated slopes and detention basins shall be
preserved and maintained by the applicant with
establishment of long-term maintenance agreement by the
home-owners association, public facilities maintenance
assessment district,or other city-approved mechanism.
• Street trees shall be 15-gallon size, double-staked and
installed prior to occupancy of each unit. Street trees shall
be selected to provide shade over paved areas and
pedestrian pathways, reduce urban heat buildup, improve
air quality,and provide visual unity to the streetsca e.
Mitigation Measure i.c.2: The proposed development shall BP PS,BS,CE 1.c.2
include the use of earth-tone paint and roof colors designed to
blend with the surrounding neighborhood and reduce the
potential for reflected light and glare.
Mitigation Measure 1.c.3: If the proposed project entry feature BP PS,BS,CE 1.c.3
is constructed, it shall include an externally illuminated natural
stone-faced masonry wall with individual metal lettering and
native planting at the base of the wall. Street lighting shall be
low level, earth toned, and located in accordance with the site
amenities plan.
Mitigation Measure 1.c.4: Within the SFR-1 and SFR-2 Zoning BP PS,BS,CE 1.c.4
District, landscaping shall be included for private front yards as
well as private rear yards with slopes exceeding ten (10) feet
in height. Front yard landscaping shall be installed prior to
occupancy of the units. In order to minimize the visual impact
City of Atascadero
Resolution No.2003-045
Page 17 of 34
of fencing up and across tall uphill sloping rear yards, semi-
transparent hillside fencing shall be installed consistent with
the Specific Plan Hillside Fencing Standards.
Mitigation Measure 1.c.5: Common area landscaping and BP PS,BS,CE 1.c.5
gate/entry landscaping features in the SFR-3 zoning district
shall include natural stone-faced masonry material and
individual metal lettering if signage is required, and native
entry planting. Entry trees shall be selected to provide shade
over paved areas and pedestrian pathways, reduce urban heat
buildup, improve air quality, and provide visual unity to the
streetsca e.
Mitigation Measure 1.c.6: Site development standards include BP PS,BS,CE 1.c.6
landscaping and fencing improvements for the SC-1 zoning
district shall be compatible with the same underlying esthetic
principles of the residential development and as follows:
■ Development shall avoid removal of existing native oak
trees.
■ Development shall avoid impact to native oak trees, as
feasible.
■ Grading into the hillside shall be minimized in order to
reduce aesthetic impacts and native tree impacts.
■ Site development shall include a minimum 10-foot wide
native landscape planter between Halcon Road and any
required perimeter fencing or wall parallel to Halcon Road.
On-site native landscape screening shall also be provided
parallel to the adjacent railroad tracks.
• Any proposed perimeter fence or wall shall be of high
quality design and of a material compatible with the design
intent of the project Specific Plan.
■ Exterior lighting shall be minimal as described in condition
1.d.1.
■ Identification signage shall be incorporated into the project
entry landscape in style and compatibility with the proposed
project. Any sign lighting shall be low-level external
lighting.
Mitigation Measure 1.c.7: The Specific plan includes a range BP PS,BS 1.c.7
of architectural styles consistent with the existing semi-rural
character of Atascadero. The architectural styles of the plan
shall include Craftsman, Traditional, Monterey Ranch,
California and Bungalow as conceptually illustrated within the
Plan.
AIR QUALITY: BP,GP PS,BS,CE 3.b
Mitigation Measure 3.b: Each development phase shall be
conditioned to comply with all applicable District regulations
pertaining to the control of fugitive dust (PM-10) as contained
in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
■ Maintain all construction equipment in proper tune
according to manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non-taxed version suitable for
use off-road).
■ Maximize to the extent feasible, the use of diesel
construction equipment meeting the ARB's 1996 or newer
certification standard for off-road heavy-duty diesel
engines.
City of Atascadero
Resolution No.2003-045
Page 18 of 34
■ Install diesel oxidation catalysts (DOC), catalyzed diesels
particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects
grading more than 4.0 acres of continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity
management plan designed to minimize the amount of
large construction equipment operating during any given
time period.
■ Schedule construction truck trips during non-peak hours to
reduce peak hour emissions.
■ Limit the length of the construction workday period, if
necessary.
■ Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10 BP,GP PS,BS,CE 3.b
All of the following measures shall be included on grading,
demolition and building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed (non-
potable)water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the
approved project re-vegetation and landscape plans
should be implemented as soon as possible following
completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading should
be sown with a fast-germinating native grass seed and
watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should
be stabilized using approved chemical soil binder, jute
netting, or other methods approved in advance by the
APCD.
G. All roadways, driveways, sidewalks, etc, to be paved
should be complete as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer)in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment before leaving the site.
K. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where
feasible.
L. The contractor or builder shall designate a person or
persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of
dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use
clearance for map recordation and land use clearance for
finish grading of any structure.
City of Atascadero
Resolution No.2003-045
Page 19 of 34
BIOLOGICAL RESOURCES: BP,GP PS,BS 4.a.1
Mitigation Measure: 4.a.1: The applicant shall employ a
qualified wildlife biologist to conduct on-site focused surveys
for the burrowing owl immediately prior to site disturbance.
Results shall be submitted to the City of Atascadero and
CDFG if necessary. If this species is found during the survey,
site work shall not proceed without specific direction from the
CDFG. If the burrowing owl is noted to be present within
proposed development areas during the above-mentioned
survey, the CDFG may not allow construction/site disturbance
to proceed until the owl(s)have vacated the burrow.
Mitigation Measure: 4.a.2: To avoid a take of active raptor BP,GP PS,BS 4.a.2
nests, all necessary tree removals should be conducted
between mid-September and mid-February, outside of the
typical breeding season. If tree removals are determined to be
necessary during the typical breeding season, a qualified
biologist prior to proposed development activities should
conduct a raptor nest survey. The results of the raptor nest
survey should then be submitted to CDFG, via a letter report.
If the biologist determines that a tree slated for removal is
being used for nesting at that time, disturbance should be
avoided until after the young have fledged from the nest and
achieved independence. If no nesting is found to occur,
necessary tree removal could then proceed.
Mitigation Measure: 4.a.3: To the extent feasible, avoid all BP,GP PS,BS 4.a.3
ground disturbance activities within woodland and grassland
habitats during the typical breeding and nesting period for
Loggerhead shrike. Breeding and nesting of this species may
commence as early as March, and extends into July and
August. If construction activities cannot be avoided during the
typical breeding season, retain a qualified biologist to conduct
a pre-construction survey to determine presence/absence of
nesting loggerhead shrike, and other special-status species
with potential to nest in the various habitats of the Woodland
property. If no breeding or nesting activities are detected near
the proposed work areas, construction activities may proceed.
If active nests are found within proposed work areas,
construction should be avoided until after the young have
fledged from the nest and achieved independence, or upon
approval from CDFG.
Mitigation Measure: 4.a.4: To avoid direct disturbance of BP,GP PS,BS 4.a.4
individual Pallid Bats, retain a qualified wildlife biologist to
inspect larger trees for the bats as well as other bat species,
prior to tree removal. If a specific tree is found to occupy bats,
the planned tree removal shall not proceed without direction
from the CDFG. Tree removal should only be conducted after
the bats have dispersed and under the supervision of a
qualified wildlife biologist.
City of Atascadero
Resolution No.2003-045
Page 20 of 34
Mitigation Measure: 4.a.5: The applicant shall employ a BP,GP PS,BS 4.a.5
qualified wildlife biologist to conduct on-site focused surreys
for American badger immediately prior to site disturbance.
Results of the survey shall immediately be submitted to the
City Of Atascadero,and CDFG as necessary. If active
burrows of this species are found within proposed
development areas during the survey,site work shall not
proceed without direction from CDFG. If American badger is
noted to be present within proposed development areas during
the above-mentioned survey,construction/site disturbance
should not proceed until the animal has vacated the identified
burrow.
Mitigation Measure: 4.b.1: Prior to final design,the precise BP,GP PS,BS 4.b.1
locations of the ephemeral drainages should be surveyed to
determine the extent to which these drainages will be
disturbed by proposed construction.
Mitigation Measure: 4.b.2: To minimize the potential for GP PS,BS,CE 4.b.2
indirect disturbances of drainages located both on-site and off-
site,implement appropriate erosion control measures during
construction and limit ground disturbance activities to dry
weather to avoid increased surface water runoff and erosion
on site,and sedimentation in nearby drainages. Install
appropriate erosion control devices down-slope of each
construction zone and areas experiencing disturbance of the
ground surface. Erosion control devices should be checked on
a daily basis to ensure proper function.
Mitigation Measure 4.e.1: The 54 acres of proposed opens GP PS,BS 4.e.1
space shall be dedicated to permanent open space with uses
restricted to recreation as identified in the Specific Plan,
including tot lot location, interpretive trails,trail staging,
fencing,and required management/maintenance for fire
prevention,public health and safety,and pedestrian trail
access.
Mitigation Measure 4.e.2: All native trees removed(currently GP PS,BS 4.e.2
estimated at 1,321)shall be replaced and maintained to
establishment by planting trees from the arborist's approved
list on a one to one ratio. In addition to the replacement trees,
the applicant shall plant a minimum of 20 Foothill Pine trees in
appropriate open space locations. Replanting plans shall be
art of the subdivision tract improvements.
Mitigation Measure 4.e.3: The project shall comply with the GP PS,BS 4.e.3
City of Atascadero native Tree Ordinance with payment into
the native tree fund of$155,350 and replanting of 1,321 five-
gallon size native trees,or a combination of five-gallon and
larger size trees credited per the native tree ordinance. The
fund payment and number of trees planted may vary but shall
be compliant with the tree preservation ordinance.
City of Atascadero
Resolution No.2003-045
Page 21 of 34
Mitigation Measure 4.e.4: The developer shall contract with a BP,GP FO,BP,GP, 4.e.4
certified arborist during all phases of project implementation. Ft
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion,as follows:
(a) A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with
engineering/planning staff,grading equipment operators,
and the project superintendent to review the project
conditions and requirements prior to any grubbing or earth
work for any portion of the project site. All tree protection
fencing and trunk protection shall be installed for
inspection during the meeting. Tree protection fencing
shall be installed at the line of encroachment into the
tree's root zone area. The root zone equals 1-foot radius
for every 1 inch of tree trunk diameter. For any trees
requiring tree trunk protection,2"x 4"x 8 foot boards shall
be wired together and placed around the tree trunk.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be
saved for structural strength and crown cleaning by a
licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and
tree pruning.
• In locations where paving is to occur within the tree
canopy,grub only and do not grade nor compact.
Install porous pavers over a three-inch bed of 3/4 inch
granite covered with one-inch pea gravel for screeding.
If curbs are required,use pegged curbs to secure the
porous pavers. Pegged curbs are reinforced six to
eight curbs poured at grade with a one-foot by one-foot
pothole every four to six linear feet.
■ All trenching or grading within the protected root zone
area,outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
• Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
(d) Upon project completion and prior to final occupancy of
any development phase a final status report shall be
prepared by the project arborist certifying that the tree
protection plan was implemented,the trees designated for
protection were protected during construction, and the
construction-related tree protection measures are no
longer required for tree protection.
City of Atascadero
Resolution No.2003-045
Page 22 of 34
Mitigation Measure 4.e.5: The building permit site plan shall BP,GP PS,BS 4.e.5
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan,dated 2/27/03.Tree protection fencing shall be installed
at the locations called out in the Tree Protection Plan and/or as
recommended by the project arborist.
Mitigation Measure 4.e.6: The following cut&fill slope BP,GP PS,BS 4.e.6
restoration is required:
■ Refer to tree protection plan dated 2/27/03 for planting
specifications,sequence and procedures.
• Temporary plant irrigation shall be installed to adequately
water plantings for a period of not less than three years.
■ All cut and fill slopes shall be hydro mulched with a
California native blend of flowers and grasses,subject to
City approval.
■ Tree species shall include: Quercus agrifolia,Quercus
douglasii,Quercus lobata, Umbellularia californica, Platnus
racemosa,and Pinus sabiniana.
■ Shrub species shall include Heteromeles arbutifloia,
Rhamnus californica,
■ Prunus ilicifolia,and Ceanothus`Dark Star'.
CULTURAL RESOURCES: GP BS 5.b.1
Mitigation Measure 5.b.1: Should any cultural resources be
unearthed during site development work,the provisions of
CEQA-Section 15064.5,will be followed to reduce impacts to
a non-significant level.
GEOLOGY AND SOILS: GP PS,BS,CE 6.b.1
Mitigation Measure 6.b.1: The project shall incorporate the
recommendations contained within the Geo Solutions soils
report dated 11/3/02.
GP PS,SS,CE 6.b.2
Mitigation Measure 6.b.2: The Building Permit Application
plans shall include erosion control measures to prevent soil,
dirt,and debris from entering the storm drain system during
and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
Mitigation Measure 6.b.3: All cut and fill slopes shall be GP PS,BS,CE 6.b.3
treated with an appropriate erosion control method(erosion
control blanket,hydro-mulch,or straw mulch appropriately
anchored)immediately after completion of earthwork between
the months of October 15 through April 15. All disturbed
slopes shall have appropriate erosion control methods in
place. Duration of the project: The contractor will be
responsible for the clean up of any mud or debris that is
tracked onto public streets by construction vehicles.
Mitigation Measure 6.c.d: A site-specific soils report shall be BP,GP PS,BS,CE 6.c.d
required to be submitted with future building permits for each
development phase by the building department.The building
plans will be required to follow the recommendations of the
soils report to assure safety for occupants and buildings.
City of Atascadero
Resolution No.2003-045
Page 23 of 34
HAZARDS AND HAZARDOUS MATERIALS: TO,FI PS,BS,FD 7.h
Mitigation Measure 7.h: Due to the site location within an oak
woodland area,the project shall include an ongoing
maintenance program that will clear combustible debris and
vegetation from structures within any public or private open
space areas per the City of Atascadero Fire Department
standards. The project applicant,shall provide the initial
maintenance,and the ongoing maintenance responsibility shall
be incorporated into the establishment of a long-term
maintenance agreement by the homeowners association,
CC&R's,public facilities maintenance assessment district,or
other citv-approved mechanism.
HYDROLOGY AND WATER QUALITY: GP PS,SS,CE 8e.f.1
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention
Plan (SWPPP)/Erosion Control Plan shall be submitted by the
applicant and approved by the RWQCB and the City Engineer
prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and
maintenance of the project for the review and approval of the
City Engineer. The Building Permit application plans shall
identify Best Management Practices(BMPs)appropriate to the
uses conducted on site that effectively prohibit the entry of
pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for GP PS,BS,CE 8.e.f.2
ensuring that all contractors are aware of all storm water
quality measures and that such measures are implemented.
Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction
notices,citations,or stop orders.
Mitigation Measure 8.e: The proposed storm drain system, GP,BP BS,CE 8.e
including the on-site drainage basins,shall be designed per
the City of Atascadero Engineering standards,subject to
review and approval of the City Engineer.
LAND USE: BP PS 9
Mitigation Measure 9: Approval of a Conditional Use Permit
with a Master Plan of Development shall be required for the
multi-family development with a finding for exceptionally high
design and construction quality prior to application for the nine
multi-family bonus units.
NOISE: GP,BP PS,SS,CE 11.a.b.1
Mitigation Measure 11.a.b.1: The dwelling units shall be
oriented so that the building construction may act as a noise
barrier on the east side of the proposed Woodlands
development,specifically for lots 124-143,in order to intercept
transportation noise from Union Pacific Railroad,as feasible.
Mitigation Measure 11.a.b.2: Soffit vents,eave vents,dormer BP PS,BS,CE _11.a.b.2
vents and other wall and roof penetrations shall be located on
the walls and roofs facing away from the noise source
wherever possible.
City of Atascadero
Resolution No.2003-045
Page 24 of 34
Mitigation Measure 11.a.b.3:The walls of critical living spaces, BP PS,BS,CE 11.a.b.3
such as living rooms, lounges,bedrooms,dens,and habitable
spaces on second floors of dwelling units nearest the noise
source shall have wall construction with an S.T.C. (Sound
Transmission Class) rating of 30 or greater.
Common acoustic leaks,such as electrical outlets,pipes,
vents,ducts,flues and other breaks in the integrity of the wall,
ceiling or roof construction on the side of the dwellings nearest
transportation noise sources shall receive special attention
during construction. All construction openings and joints on
the walls on the noise facing side of the site shall be insulated,
sealed and caulked with a resilient, non-hardening caulking
material. All such openings and joints shall be airtight to
maintain sound isolation.
Mitigation Measure 11.a.b.4:To meet the interior LDN 45 DBA BP PS,SS,CE 11.a.b.4
requirements,windows for critical habitable spaces and for
habitable spaces in a second floor of affected units facing the
noise source shall be a double-glazed construction with one
light of laminated glass,and installed in accordance with the
recommendations of the manufacturer. The windows shall be
fully gasketed,with an S.T.C. rating of 30 or better,as
determined in testing by an accredited acoustical laboratory.
Mitigation Measure 11.a.b.5: All construction activities shall BP,GP PS,BS,CE 11.a.b.5
comply with the City of Atascadero Noise Ordinance for hours
of operation. Failure to comply with the noise ordinance may
result in withholding of inspections and possible construction
prohibitions,subject to the review and approval of the
Community Development Director,and in addition to penalties
identified in the Ordinance.
PUBLIC SERVICES: (Refer to Conditions 27 and 28) PS 13
Mitigation Measure 13: A draft Fiscal Impact Report and fiscal
impact recommendations to reduce any fiscal impacts to an
insignificant level related to the proposed project is being
prepared in consultation with City staff and shall be available
for public review prior to consideration at both the Planning
Commission and City Council public hearings.
Recommendations shall be reviewed by the Planning
Commission and finalized in precise terms by the City Council
to assure all project-related impacts are identified and
mitigated prior to project approval.
RECREATION: BP PS,BS 14
Mitigation Measure 14: The project shall include an additional
tot lot within the proposed multi-family zoning designation.
Both the staging area and multi-family tot lots shall at a
minimum include different variations of commercial-grade
swing set,slide,climbing apparatus or similar equipment on a
soft surface surrounded by decorative theme fencing designed
for the safety and enjoyment of young children. The tot lots
shall include pedestrian connection from nearby sidewalks
and/or housing areas and shall include durable seating
arrangements for adults and children. Tot lots shall be
landscaped and include shade trees be planted within and
around each tot lot.
City of Atascadero
Resolution No.2003-045
Page 25 of 34
TRANSPORTATION/TRAFFIC: BP,CE PS,CE 15.1
Mitigation Measure 15.1: Prior to Planning Commission and
City Council formal public hearing for the proposed project:
1. City Engineer shall review and approve project circulation
impacts recommended mitigation measures(as
recommended by Omni-Means traffic study and the City
Engineer)and equitable share. No turning restrictions shall
be applied to the San Antonio/Santa Barbara intersection
as project-specific mitigation. Refer to project Condition
#63 or TTM#49 for specific measures.
2. Project mitigation measures and phasing schedule for the
construction of the improvements shall be reviewed and
approved by the City Engineer.
Mitigation Measure 15.2: Per the Atascadero Municipal Code BP,CE PS,CE 15.2
9.4160(a)(Streets),`The project shall also provide well-paved
city standard access roads from a collector or arterial to the
subdivision and repair existing under-paved or poor-condition
interior or frontage roads". The General Plan Circulation
Element lists the route of Halcon Road/Viejo Camino/Santa
Barbara Road to EI Camino Real as a circulation improvement
needed. Based on these sections of the municipal code and
the General Plan,this project shall be required to perform the
following improvements on the route from the project entrance
to EI Camino Real:
■ Widen,stripe,and improve the route to Engineering
Standard 403"Rural Collector".
■ Overlay the route with two-inch minimum asphalt surface.
Mitigation Measure 15.3: The project shall provide a Class II BP,CE PS,CE 15.3
bicycle lane to connect the development to the existing bicycle
routes at EI Camino Real/Viejo Camino.
UTILITIES AND SERVICE SYSTEMS: BP,GP PS,BS,CE, 16.1
CA
Mitigation Measure 16.1: Development with the project site
area shall require connection to the City's future sewer system
mainline extension included in the City's Sewer Master Plan.
The applicant shall design and install the on-site mainline. For
reimbursement and maintenance, refer to the project Specific
Plan implementation section. The extension will run from the
sewer treatment plant south to Halcon Road. The mainline
shall be designed and built with capacity to accommodate
development with the proposed project as well as new
development in the area and existing uses as identified by the
City of Atascadero. The proposed line serving development
along the easterly project site will require a private on-site
wastewater(duplex pumps)pumping station. Provisions for
the repair and maintenance of the pump station shall be
included in the project CC&R's,subject to the City Engineer
and City Attorney approval. Design criteria for the sewer
collection system shall conform to the City of Atascadero
Standards
City of Atascadero
Resolution No.2003-045
Page 26 of 34
Mitigation Measure 16.2: Per the implementation section of BP,GP PS,BS,CE 16.2
the project Specific Plan,the applicant shall be required to:
■ Pay for the backbone infrastructure and community
facilities that are required to serve the project site.
■ The developer shall pay school fees prior to certificate
occupancy.
■ A project area Public Facilities Maintenance Assessment
District shall be formed for the collection of assessment
fees to finance the maintenance of all public facilities in the
project area. Funds will be collected by the County Tax
Collector and distributed to the City biannually. The City
shall administer the funds and provide or contract for all
maintenance activities.
Mitigation Measure 16.3: Development within the proposed BP,GP PS,BS,CE 16.3
project shall conform to all existing City of Atascadero
standards set forth in the City's General Plan, Zoning
Ordinance, Municipal Code, and Public Works Standards
unless otherwise specified in the Specific Plan. Each phase of
project development shall pay all required fees established by
the City, including permit, school, plan check and impact fees,
to mitigate all off site facilities impacts anticipated under the
General Plan. A fiscal impact report is being prepared by
David Taussig & Associates to evaluate the proposed project
impacts on City services and shall be available prior to
Planning Commission and City Council formal public hearing
and project consideration or approval. Recommendations
shall be reviewed by the Planning Commission and finalized in
precise terms by the City Council to assure all project-related
impacts are identified and mitigated prior to project approval.
City of Atascadero
Resolution No.2003-045
Page 27 of 34
EXHIBIT B:Woodlands Specific Plan,June 30,2003,RRM Design Group
The Woodlands Specific Plan is available for review in the City Clerk's office.
City of Atascadero
Resolution No.2003-045
Page 28 of 34
EXHIBIT C:Project Summary (Specific Plan Appendix A)
Proposed Project Summary
t3S OS OS Nature Trails 54.4 45.3% NIA
FI .X' SFR F '» 'SmIl Loi 5.9 4.99k: 4,500 2843
SFR
SFR-X! SFR' SFR-2 Standard Lot .I 20.19k 6,500 L 3.99
SFR
Subtotal 84.4 122 1..44
- 1+#k-Y: SFR SFR,-3 Estate Lot 20.3 . 16.9% '23,000 211.0
SFR
DR HDR NIFR Multi-Family 9.0 7.5 OloNIA 135 15
Apartments
GC GC SC-1 See 3.5 2:996NIA NIA N/A
Development
Standardsi
Streets2.$ NIA N/A NfA
Total, ,4 u 1 278,
Estate Lot Single-.Family land use dosignatiow is subjept tQ.add tional regulations as set forth in the
Conditions,;Covenants and Restrictions(CC&Rs)attached hereto and made part o€the Appendix.
Proiect Statistics
p F x
' Minimum Lot Pie�r�c�nt of
Zoning U n ite v S Mz a (S-f-) Acreage Total
SFR 1 X28 i 4,5 4.9%
SFR'2 X94 fy, 00 _.�24 T � 20 1 °!u'
SFR--3 t2l 123,000 120.3 1,6.90/0
IUI'FR- 35 WA §9 7.5%,
OS N/A N/A !;&U4 A '46.30%
Streets* €N/A N/A 12.8:1 :W2.3%
Tota 121$ *M 2@ 1 o0".O°!
*Street area outside development zones
City of Atascadero
Woodlands Specific
!I!
City of Ataseadero
i .. 1'• #
Prepared for:
The City of Atascadero
at the request of
R.W. Hertel & Sons, Inc.
Prepared by:
III
RRM Design Group
3765 S. Higuera, Suite 102
San Luis Obispo, CA 93401
805-543-1794
In conjunction with:
C.A. Singer & Associates, Inc.
David Lord, Noise Consultant
GeoSolutlons, Inc.
Jack Brazeal's Tree Consulting
Lira, Chang, Rohling & Associates
Morro Group, Inc.
Ramseyer & Associates
Vaughan Surveys
ACKNOWLEDGMENTS
City Council
Jerry Clay Sr., Mayor
George Luna, Mayor Pro Tem
Wendy Scalise, Council Member
Tota O'Malley, Council Member
Becky Pacas, Council Member
Planning Commission
Roberta Fonzi, Chairperson
Bob Kelley, Vice Chairperson
David Bentz, Commissioner
Robert Jones, Commissioner
Ellen Beraud, Commissioner
Greg Porter, Commissioner
Joan O'Keefe, Commissioner
City Staff
Wade McKinney, City Manager
Warren Frace, Community Development Director
Steve Mc Harris, Planning Manager
Steve Kahn, City Engineer/Public Works Director
Kurt Stone, Fire Chief
Brady Cherry, Parks & Recreation Director
Mark Markwort, Wastewater Division Chief
2�
TABLE OF CONTENTS
page
�. Introduction..........................................................................................................
I-1
A.
Pian Summary. ....................... .................. .................................................
I-2
1. Plan Sponsors & Project Team..............................................................
I-2
2. Plan Area Setting...................................................................................
I-2
B.
Project Description......................................................................................
I-7
C.
Existing Conditions &Constraints Summary .......... .1.11.1 .........................
I-11
1. Existing Neighborhoods........................................................................
I-11
2. Existing Street System..........................................................................
I-11
3. Topography...........................................................................................
I-11
4. Biological Resources.............................................................................
I-11
5. Easements.............................................................................................
I-12
6. Public Facilities & Services..................................................................
I-12
D.
Specific Plan Requirements..................................................1111..................
1-15
1. Specific Plan Regulation & Adoption ...................................................
I-15
2. Environmental Review..........................................................................
1-16
3. Plan Consistency...................................................................................
I-16
4. Severability Clause................................................................................
1-17
E.
General Plan Consistency...........................................................................
I-17
I111. Specific
Plan Regulations.........................................................................................
II -I
A.
Land Use Element.........................................................1111..........................
II -2
1. Land Use Designations..........................................................................
II -3
2. Zoning Districts.....................................................................................
II -3
3. Affordable Housing Standards..............................................................
II -9
4. Development Standards.........................................................................
11-9
B.
Circulation Element....................................................................................
II -21
1. On -Site Circulation System...................................................................
II -23
2. Off -Site Circulation System..................................................................
II -24
IV.
C.
Infrastructure Element...............................................................................
II -31
1. Water Supply System............................................................................
11-33
2. Non -Potable Water Irrigation System ...................................................
11-33
3. Sanitary Sewer Collection, Treatment & Disposal ...............................
I1-33
4. Storm Drainage System.........................................................................
11-34
D.
Public Facilities & Services Element.........................................................
11-43
1. Public Schools.......................................................................................
11-45
2. Fire Protection Services........................................................................
11-45
3. Police Services......................................................................................
I1-45
4. Solid Waste Pick-up & Recycling.........................................................
11-45
5. Energy & Communication Facilities.....................................................
11-45
E.
Open Space Element...................................................................................
1I-46
I . Parkland Requirements.........................................................................
11-47
2. Open Space Facilities............................................................................
II -47
3. Oak Tree Preservation...........................................................................
11-48
F.
Neighborhood Design Element...................................................................
I1-51
1. Streetscape Design................................................................................
11-53
2. Landscape & Fence Design...................................................................
I1-54
3. Architectural Style................................................................................
11-55
Implementation.....................................................................................................
111-1
A.
Public Facilities............................................................................................
111-2
1, Facilities Service Standards..................................................................
111-3
2. Phasing Plan..........................................................................................
III -3
3, Facility Funding & Maintenance...........................................................
111-3
4. Public Safety Facilities..........................................................................
III -6
B.
Development Review & Approval Process ................................................
I11-6
1. Subdivision Process..............................................................................
I11-7
2, Appearance Review Process.................................................................
111-8
3. Conditional Use Permit / Master Plan of Development Process...........
11I-9
AmendmentProcess
... _ ........................................................................................
IV -1
A.
Specific Plan Amendment Process.............................................................
fV-2
I . Specific Details of Amendment............................................................
iV-2
2. Presentation of Need for Amendment ...................................................
IV -2
3. Submittal of Supplemental Studies.......................................................
IV -2
4. Supplemental Environmental Analysis .................................................
IV -2
5. City Staff Analysis................................................................................
IV -3
6. Public Hearings.....................................................................................
IV -3
FIST OF EXHIBITS
Pale
Exhibit1:
Context Map........................................................................................................
I-5
Exhibit2:
Site Map..............................................................................................................
I-9
Exhibit 3:
Existing Conditions & Constraints Map.............................................................
I-13
Exhibit 4:
General Plan Land Use Map...............................................................................
I1-5
Exhibit 5:
Zoning Districts Map..........................................................................................
II -7
Exhibit 6:
Architectural Projections.....................................................................................
II -19
Exhibit7:
Circulation Map..................................................................................................
II -25
Exhibit 8:
Street Sections — Collector & Local....................................................................
I1-27
Exhibit 9.
Street Sections — Private......................................................................................
II -29
Exhibit10:
Phasing Plan........................................................................................................
II -35
Exhibit 11:
Water Supply System ...........................................................................
.
Exhibit 12:
Sanitary Sewer Collection System......................................................................
I1-39
Exhibit 13:
Storm Drainage System.......................................................................................
I1-41
Exhibit 14:
Typical Nature Trail Cross Section.....................................................................
I1-49
Exhibit 15:
Hillside Fencing Standards..................................................................................
11-57
Exhibit 16:
Inclusionary Affordable Housing Plan................................................................
II -59
DIST OF TABLES
Page
Table1:
Density Bonus..................................................................................................
1-7
Table 2:
Public Service Providers..................................................................................
1-12
Table 3:
General Plan Consistency.................................................................................
1-17
Table 4:
Smart Growth. Principle Consistency Statement ..............................................
1-18
Table 5:
Plan Land Use Summary..................................................................................
11-3
Table 6:
SFR -1 Development Standards........................................................................
11-12
Table 7:
SFR -2 Development Standards........................................................................
11-14
Table 8:
SFR -3 Development Standards........................................................................
11-16
Table 9:
SC -1 Development Standards..........................................................................
11-18
Table 10:
Street Classifications........................................................................................
11-23
Table11:
Tree Species List..............................................................................................
11-54
Table 12:
Amendment Procedure.....................................................................................
Iv -3
LIST OF APPENDICES
Appendix A:
City of Atascadero General Plan Land Use Map ........................... See Appendix
Appendix B:
City of Atascadero Municipal Code Sections ................................See Appendix
Appendix C:
Preliminary Title Report.................................................................
See Appendix
Appendix D:
Conditions, Covenants & Restrictions (CC&Rs) ...........................See
Appendix
Appendix E:
Site Amenities Plan........................................................................See
Appendix
Appendix F:
Architectural Style.........................................................................See
Appendix
Appendix G:
Engineering Geology Investigation ................................................See
Appendix
Appendix H:
Cultural Resources Survey & Impact Assessment .........................
See Appendix
Appendix I:
Tree Survey....................................................................................See
Appendix
Appendix 7:
Tree Protection, Preservation, & Mitigation Plan ..........................See
Appendix
Appendix K:
Biological Assessment...................................................................
See Appendix
Appendix L:
Botanical Survey............................................................................See
Appendix
Appendix M:
Noise Study ......................... I .............. ......................
........ .............. See Appendix
Appendix N:
Hydrology Analysis.......................................................................See
Appendix
Appendix O:
Traffic Study..................................................................................See
Appendix
Appendix P:
Visual Analysis..............................................................................See
Appendix
Appendix Q:
Fiscal Impact Report......................................................................See
Appendix
Appendix R:
Tentative Tract Map.......................................................................
See Appendix
Appendix S:
Site Sections...................................................................................See
Appendix
Appendix T:
Ordinances and Resolutions...........................................................
See Appendix
S'T'ATUS CHART
:DATE OF ADOPTION
151 Reading September 23, 2003
2 d Reading October 14, 2003
PLAN VERSION
Effective Date
November 14, 2003
WOODLANDS SPECIFIC PLAN AMENDMENTS
NIA
CITY COUNCIL RESOLUTION AND ORDINANCE NUMBERS
Ordinance #429 Establishing Specific Plan #1 (Zone Change 2003-0062)
Ordinance #430 Approving Zone Change 2003-0041
Resolution 2003-045 Approving Specific Plan #1
Resolution 2003-046 Approving Vesting Tentative Tract Map 2003-0027
ENVIRONMENTAL DOCUMENT
Resolution 2003-044 Certifying Mitigated
Negative Declaration 2003-026
INTRODUCTION
Section I of the Woodlands Specific Plan ("the Plan" or "Specific Plan") provides a
summary of the Plan, a detailed project description, a description of the existing
conditions and constraints, the relationship of the Plan to applicable legislation, and a
discussion regarding consistency of the Plan with the City of Atascadero General Plan.
This section also includes a comparison of the Plan to the adopted Smart Growth
Principles as set forth in the General Plan.
Section 1 is oranized into thefollowing subsections:
A. Plan Summary
B. Project Description
C. Existing Conditions & Constraints Summary
D. Specific Plan Requirements
E. General Plan Consistency
CITY OF ATASCADERO I-1 WOODLANDS SPECIFIC PLAN
INTRODUCTION
A. PLAN SUMMARY
This Specific Plan is a regulatory document, adopted by an ordinance, which rezones
the project area site to SP -1 (Specific Plan). As a component of the General Plan, the
Specific Plan is a legislative document that is controlled by the City of Atascadero.
The Specific Plan implements the General Plan, as well as the City's Principles for
Smart Growth, interpreting broad goals and policies into specific regulations and
guidelines that control the orderly development of land.
Key features of this Plan include the perpetual preservation of a significant amount of
open space (approximately 43.7% of the site), preservation and protection of existing
oak trees and woodland, a walking nature trail network, a consistent architectural
theme, and a mix of residential housing types.
1. Plan Sponsors & Project Team
The Plan Area's property owner and developer, R.W. Hertel & Sons, Inc.,
initiated the Plan. RRM Design Group prepared the Plan in conjunction with.
Ramseyer & Associates, Inc. and Lim, Chang, Rohling & Associates. C.A.
Singer & Associates, Inc., GeoSolutions, Inc., Jack Brazeal's Tree Consulting,
Morro Group, Inc., Vaughan Surveys, and David Lord Noise Consultant,
prepared the technical studies attached hereto and made part of the Appendix.
2. Plan Area Setting
a. Site Location
The Plan Area is comprised of approximately 120 acres located on the
southeastern end of the City of Atascadero as depicted in Exhibit 1 —
Context Map. Halcon Road and the Southern Pacific Railroad bound
the northwestern and northeastern portions of the property,
respectively. Rural residential uses occur to the southwest, south and
southeast. The Salinas River occurs just outside of the eastern property
boundary and Paloma Creek Park occurs to the west across Halcon
Road. The site is approximately 112 mile east of Highway 101 with
access from the Santa Barbara Road and San Diego Road interchanges.
b. Site Features
The Plan Area consists of vacant, undeveloped land. The site's
topography is comprised of rolling hills, with steeper slopes located to
the southwest, northwest, and northeast. Elevations range between 880
and 1,020 feet above mean sea level.
CITY OF ATASCADERO 1-2 WOODLANDS SPECIFIC PLAN
Site vegetation can be characterized primarily as oak woodland and oak
savanna, with areas of open annual grassland. Fairly dense oak
woodland occurs in the southwestern and northernmost portions of the
site.
The site generally drains to the west toward Halcon Road, and to the
east toward the Southern Pacific Railroad and Salinas River corridor.
Several small drainages occur in the eastern and western portions of the
site.
CITY OF ATASCADERO I-3 WOODLANDS SPECIFIC PLAN
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CITY OF ATASCADERO I-4 WOODLANDS SPECIFIC PIAN
Context :map
B. PROJECT DESCRIPTION
The Woodlands is envisioned as a unique neighborhood designed to reflect the City's
Smart Growth Principles. The Plan Area encompasses approximately 120 acres and
offers 278 units including 28 small lot single-family (SFR -1.), 94 standard lot single-
family (SFR -2), 21 estate lot single-family (SFR -3), and 1.35 multi -family residential
units (MFR) with ample open space, oak woodland preserve, and nature trails as
depicted in Exhibit 2 — Site Map.
The Plan consists primarily of low density, single-family residential dwelling units
with minimum lot sizes starting at 4,500 square feet (SFR -1), 6,500 square feet (SFR -
2), and 23,000 square feet (SFR -3). The Plan also includes multi -family residential
dwelling units (MFR) with densities of approximately 15 dwelling units per acre.
Residential land uses occupy approximately 61.3 acres of the Plan Area. The Plan
yields approximately 278 dwelling units. Three and a half (3.5) acres near the northern
plan boundary are zoned Service Commercial (SC -1). Approximately 52.4 acres, or
43.7%, of the Plan Area is to remain as open space, oak woodland preserve, and nature
trails.
The Multi -Family Residential. (MFR) area, as currently configured, contains 135
multi -family units. This includes the 126 units allowed under the current General Plan
plus an additional 9 units (7%) allowed under the City of Atascadero's quality housing
density bonus provision. The Woodlands will incorporate an Inclusionary Affordable
Housing Plan and a Work Force Housing Availability Program. A further discussion
of these housing programs is provided in Section II: Specific Plan Regulations,
Section Ili: Implementation, and Exhibit 16.
Table 1: Densitv Bonus
Multi -Family Units 126 135 9 units (or 7%)
A variety of entitlements are needed to implement the Plan. These include a Rezone to
Specific Plan, a Tentative Tract Map to subdivide the property, and a Conditional Use
Permit/Master Plan of Development for the Multi -Family Residential and Service
Commercial areas. Appearance review is also required for single-family products
within the SFR. -1, SFR. -2, and SFR -3 Zoning Districts. These entitlements are
discussed in more detail in Section III.: Implementation.
CITY OF ATASCADERO 1-7 WOODLANDS SPECIFIC PLAN
INTRODUCTION
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CITY OF ATASCADERO I-8 WOODLANDS SPECIFIC PLAN
0
I
INTRODUCTION
C. EXISTING CONDITIONS & CONSTRAINTS SUMMARY
Consideration for the Plan Area's existing conditions and constraints played an
important role in the design of the site. These conditions and constraints are
summarized below and are depicted in Exhibit 3 — Existing Conditions & Constraints
Map.
1. Existing Neighborhoods
Rural residential neighborhoods exist to the southwest, south and southeast of
the Plan Area. These neighborhoods consist primarily of low density, single-
family homes with lot sizes ranging from two (2) to six (6) acres. Paloma
Creek Park is located west of the Plan Area between Halcon Road and Viejo
Camino. Immediately adjacent to the west of Paloma Creek Park are higher
density single-family units and large, high- density multi -family projects. The
El Camino Real and Highway 101 corridors, located approximately 1/4 and '/z
;Wile west, respectively, support a variety of highway commercial and
neighborhood commercial uses.
2. Existing Street System.
Halcon Road provides primary access to the site. Alondra Road, located east of
the site, will provide secondary access for emergency vehicles and emergency
only egress. Access to Highway 101 is provided at Santa Barbara Road (full
interchange) and San Diego Road. El Camino Real provides access into town
running parallel to Highway 101.
3. Topography
The site is comprised of rolling hills, with steeper slopes located to the
southwest and northeast. Elevations range between 880 and 1,020 feet above
mean sea level.
4. Biological Resources
The land within the Plan Area has historically been vacant, undeveloped, and
used for grazing. Three major habitat types cover the majority of the site
including Annual Grassland, Oak Woodland, and Foothill Pine — Oak
Woodland. No sensitive riparian habitat or plant communities have been
identified on the site. The biological and botanical surveys of the Plan Area
conducted by Morro Group, Inc. are attached hereto and .Wade part of the
Appendix.
CITY OF ATASCADER® 1-11 WOODLANDS SPECIFIC PLAN
INTRODUCTION
5. Easements
Easements applying to the Plan Area are as indicated on the Preliminary Title
Report attached hereto and made part of the Appendix. Any conflicting
easements will be abandoned or re -dedicated as needed on the Final Map.
6. Public Facilities & Services
Public facilities and services are provided to the Plan Area by a variety of
Service Providers. The City of Ataseadero provides services including public
schools, building inspection, storm drainage, flood control, police and fire
protection, parks, recreation services, and sewage disposal.
Atascadero Mutual Water Company supplies and distributes water to the Plan
Area. San Luis Obispo County operates the Atascadero Branch Library.
Garbage collection and disposal is provided by Atascadero Waste Alternatives,
Table 2 below outlines the services currently available as well as their
respective Service Providers.
I able 2: Public Service Providers
Service
Service Provider
School
Atascadero Unified School District
Library
San Luis Obispo County
Police Protection
City of Atascadero
Fire Protection
City of Atascadero
Water
Atascadero Mutual Water Compan
Sanitary Sewer
City of Atascadero
Electricity
PG&E
Gas
Southern California Gas Company
Garbage
Atascadero Waste Alternatives
Telephone
Pacific Bell
Cable
Charter Communications
CITY OF ATASCADERO 1-12 WOODLANDS SPECIFIC PLAN
fs: ai -adeer r 'Wiaodlwtds EmyAng Cop.ditol:1s aj'rE. -AA.�- Map
/ r -
INTRODUCTION
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CITY OF ATASCADERO 1-14 WOODLANDS SPECIFIC PLAN
INTRODUCTION
D. SPECIFIC PLAN Rr(2UI.REMENTS
Consistent with California Government Code and the State General Plan Guidelines
prepared by the State Office of Planning and Research, this Plan is a regulatory
document that implements the General Plan and its policies/programs as well as
establishes the standards by which development shall occur within the Plan Area.
Precise design standards and guidelines for the development of land are provided in
this Plan and supersede the City's existing Zoning Code, Public Works Standards, and
other applicable regulations. Where this Plan is silent, City Codes effective upon the
date of adoption of this Plan shall apply. This Plan shall be adopted by the City
Council as a resolution.
1. Specific Plan Regulation & Adoption
Specific Plans must be consistent with the applicable elements of the General
Plan. The following excerpt identifies the content requirements for Specific
Plans defined in State Law (§65451 (a)).
§65451 (a) A Specific Plant shall include a text and a diagram or diagrams
that specify all of the following in detail:
(1) The distribution, location, and extent of the uses of land,
including open space, within the area covered by the
plan.
(2) The proposed distribution, location, and extent and
intensity of major components of public and private
transportation, sewage, water, drainage, solid waste
disposal, energy, and other essential facilitates
proposed to be located within the area covered by the
plan and needed to support the land uses described in
the plan.
(3) Standards and criteria by which development will
proceed, and standards for the conservation,
development, and utilization of natural resources, where
applicable.
(4) A program of implementation measures including
regulations, programs, public works projects, and
financing measures necessary to carry out paragraphs
1), 2), and 3).
(b) The Specific Plan shall include a statement of the relationship
of the Specific Plan to the General Plan.
CITY OF ATASCA,DERO 1-15 WOODLANDS SPECIFIC PLAN
INTRODUCTION
Furthermore, the California Government Code §65453 and §65454 prepared
by the State Office of Planning and Research state that:
§65453 (a) A Specific Plan shall be prepared, adopted, and amended in
the same manner as a General Plan, except that a Specific
Plan may be adopted by resolution or by ordinance and may
be amended as often as deemed necessary by the legislative
body.
(b) A Specific Plan may be repealed in the same manner as it is
required to be amended.
§65454 No Specific Plan may be adopted or amended unless the proposed
plan or amendment is consistent with the General Plan.
This Plan has been prepared pursuant to State Law and complies with all
requirements.
2. Environmental Review
This Plan initially adopted September 23, 2003 by Mitigated Negative
Declaration (MNB 2003-0026), tiers off the Final Envirorim. ental Impact
Report State Clearinghouse #2001121027 prepared by Crawford Multari &
Clark in conjunction with the City of Atascadero's General Plan 2025 Update.
1.n accordance with §65457(a) of California Government Code, any residential
development project, including a subdivision. or any zoning change that is
undertaken to implement, and is consistent with, this Plan is exempt from the
requirements of the California Environmental Quality Act (CEQA) and
requires no further environmental review (see CEQA Guidelines §15181 &
§15182).
Upon filing of land use applications, the City shall make a Specific Plan
consistency determination. Applications determined to be consistent with this
Plan shall be exempt from or limited in additional environmental review.
Where an application is deemed to be inconsistent with this Plan, subsequent
environmental review and Plan amendment may be required.
3. Plan Consistency
All applications approved within the Plan Area, including zone changes,
tentative and vesting tentative subdivision maps, building and grading permits,
public works projects, and other discretionary actions shall be consistent with
this Plan.
CITY OF ATASCADERO 1-16 WOODLANDS SPECIFIC PLAN
INTRODUCTION
4. Severability Clause
in the event that a California or Federal Court of competent jurisdiction holds
any regulation, condition, program, or portion of this Plan invalid or
unconstitutional, such portions shall be deemed separate, distinct, and
independent provisions, and the invalidity of such provisions shall not affect
the validity of the remaining provisions thereof.
E. GENERAL; PLAN CONSISTENCY
The General Plan has designated the Plan Area as an area requiring a comprehensive
master plan in order to minimize environmental impacts and maximize community
compatibility. The General Plan also requires the area to be developed with a mix of
residential uses (143 single-family units and 126 multi -family units), up to a
maximum of 269 residential dwelling units with a minimum of 40% of the total site
left in open space.
Consistent with the land uses set forth in the General Plan, this Plan proposes a mix of
residential uses, served by a collector street system and open space areas. Housing
types include 143 single-family residential units, and 135 multi -family units. Nine (9)
of the 135 multi -family units, have been included under the City of Atascadero's
quality design density bonus provision. A portion of the multi -family units may be
developed as for -sale townhomes. Table 3 below demonstrates this Plan's consistency
with the General Plan.
lrohlo 2• C-Pnnral Plan C'nncicte.ncv
F
143 Units 143 Units
0
Single Family
—Residential
Multi -Family
126 Units *135 Units
9 Units
Commercial
2 Acres 3.5 Acres
1.5 Acres
Open Space
40% 44%
5%
(48 Acres) (52 Acres)
(4 Acres)
* This Plan proposes an addrtaonat 1 rnuiti-ianuiy unats unaer use k uy Vl iALMa UdUt xW 6 quanty
design density bonus provision.
Table 4 demonstrates this Plan's consistency with the Smart Growth Principles of the
General Plan. The result is a tree -lined, mixed-use neighborhood., surrounded by open
space and a nature trail system that provides for the perpetual preservation of a large
portion of the City's oak woodlands.
CITY OF ATASCADERO 1-17 WOODLANDS SPECIFIC PLAN
IN'T'RODUCTION
trail system, park access, and 'other
es. Tha Plan will. pay itsi:air:share of
and.othe. impact`:fees to accommodate
ducation : facilities. The commercial
component of the Pian will enhance
economic development ;i" the City. by.
opportunities for additional and diverse
t occupations and. job skips.
CITY OF ATASCADERO I-18 'WOODLANDS SPECIFIC PLAN
CITE' OF ATASCADERO 1.19 WOODLANDS SPECIFIC PLAN
INTRODUCTION
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CITY OF ATASCADERO I-20 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
11. SPECIFIC PLAN REGULATIONS
Section lI of this Plan provides the goals, policies, regulations, and guidelines for
development in the Plan Area. The language in this section controls the extent and
intensity of development and improvements within the Plan Area. The standards and.
regulations herein supersede and enhance the existing City Zoning Ordinance and
Public Works Standards to allow for a more precise and creative approach to creating
a neighborhood.
Section I1 is organized into the following subsections:
A. Land Use Element
B. Circulation Element
C. Infrastructure Element
D. Public Facilities & Services Element
E. Open Space Element
F. Neighborhood Design Element
CITY OF ATASCADERO II -1 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
A. LAND USE ELEMENT
The Land Use Element is consistent with the City of Atascadero's adopted General
Plan 2025 Update Land Use Diagram that is attached hereto and made part of the
Appendix. The Plan's land use policies shape the character of development within the
Plan Area. The Woodlands Development Standards control development in the Plan
Area as per City General Plan policy.
The following Land Use Goals and Policies establish the implementation framework
for Land Use in the Plan Area.
Goal To create a new residential neighborhood that responds to the
principles set forth in the City's General Plan.
Policies
LU -1 All development shall be consistent with the City's General Plan
Land Use Diagram.
LU -2 All development shall be consistent with the Plan's Zoning
Districts and applicable Development Standards.
LU -3 All development approvals shall be consistent with the
Development Standards established in the Specific Plan.
LU -4 Proposed development shall include a mix of residential uses
including single and multi -family uses up to a maximum of 269
residential dwelling units; this does not include additional units
available through the City's density bonus provision.
LU -5 Wooded and sensitive habitat areas shall comprise no less than
40% of the property and shall be retained as permanent Open
Space and oak woodland preserve.
CITY OF ATASCADERO H-2 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
1. Land Use Designations
The General Plan Land Use designations have been adopted and incorporated
into the Plan as shown in Table 5 below and depicted on Exhibit 4. All
development projects shall be consistent with the densities established in Table
5 --Plan Land Use Summary.
2. Zoning Districts
The Plan's Zoning Districts have been established consistent with the City's
Land Use Designations. These districts are regulated by the Plan's
Development Standards and are as depicted in Exhibit 5 — Zoning Districts
Map.
Table 5: Plan Land Use Summary
* Estate Lot Single -Family land use designation is subject to aaaitional regutatxons as set torte in me
Conditions, Covenants and Restrictions (CC&Rs) attached hereto and made part of the Appendix.
CITY OF ATASCADERO 11-3 WOODLANDS SPECIFIC PLAN
.
.. '.i.....
OS
OS
OS
Nature Trails
52.4
43.7%
N/A
NIA
NIA
SFR-%
SFR
SFR -1
Small Lot
5.9
4.9%
4,500
28
4.7
SFR
SFR -X
SFR
SFR -2
Standard Lot
24.1
20,1%
6,500
94
3.9
SFR
Subtotal
82.4
122
1.48
*SFR -Y
SFR
SFR -3
Estate Lot
22.3
169%
23,000
21
.94
SFR
HDR
HDR
MFR
Multi -Family
9.0
7.5`/o
NIA
135
15
Apartments
GC
GC
SC -1
See
3.5
2.9%
NIA
NIA
NIA
Development
Standards
Streets
2.8
2.3%
NIA
NIA
NIA
Total
120
100%
--
278
--
* Estate Lot Single -Family land use designation is subject to aaaitional regutatxons as set torte in me
Conditions, Covenants and Restrictions (CC&Rs) attached hereto and made part of the Appendix.
CITY OF ATASCADERO 11-3 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
THIS PAGE INTENTIONALLY LEFT BLANK
CITY OF ATASCADERO I1-4 WOODLANDS SPECIFIC PIAN
�a• e1
OS
PUB GC /! PUB
,PUB e
✓`� RBC
OS °
UNINCORPORATED
i
HO
f� ,� � HDR SFR-Y `�
o �
os`,
/ REC ro Os
/ SFR-X SE
% SE
f iii J
MU
] GC j .-'i ce NIN60RPO�R�TELS
:z GC
i -
Legend
City Limit Line
General Plan unci Use Designations
SE - Suburban Estates
Zoning Boundary
SFR -Y -Single Family Residential (1.0 ac lot min.)
Woodlands Specific Plan Boundary
SFR -X - Single Family Residential (0.5 acre lot min,)
MDR - Medium Denisty Residential (10 units/ac)
HDR - High Density Residential (16 units/ac)
GC - General Commercial
MU - Mixed Use
REC - Public Recreation
OS - Open Space
PUB - Public Facilities
General Plan. Land Use Designations
Exhibit 4
THIS PAGE INTENTIONALLY LEFT BLANK
CITY OF ATASCADERO II -6 WOODLANDS SPECIFIC PLAN
Sc-
••® f
P •�
R -16 OS,.
(FH� MFR d
C
.. (F ) SFR -3
a-� OS SFR -1
m
F c
Y f 16 OS
o
� RS ;.a� RS
A SFR -2
,w pS
CPK PD
(FH) t a
�• CN
CN
Legend
City Limit Line City of Atascadero Zoning Categories Woodlands Specific Plan Zoning Districts
P - Public SFR -1 - Single Family Residential
Zoning Boundary (Small lot)
O5 -Open Space
Woodlands Specific C - Commercial Neighborhood SFR -2 - Single Family Residential
Plan Boundary(Standard Lot)
CP -K -Commercial Park
SFR -3 - Single Family Residential
RS - Residential Suburban (Estate Lot)
FH - Flood Hazard Overlay MFR - Multi -Family Residential
PD7 - Planned Development Overlay OS - Open Space
RMF - Residential Multi -Family SC -1 - Service Commercial
Zoning Districts Map
Exhibit 5
SPECIFIC PLAN REGULATIONS
THIS PAGE INTENTIONALLY LEFT BLANK
CITY OF ATASCADERO II -8 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
3. Affordable Housing Standards
The Affordable Housing Standards established under this Plan are adopted by
resolution and provide requirements establishing the provision of inclusionary
affordable housing and workforce housing within the Plan Area.
a. Inclusionary Affordable Housing Plan
The Woodlands will incorporate an Inclusionary Affordable Housing
Plan which will comply with the intent of current City of Atascadero
Inclusionary Housing policies. A. further discussion of Inclusionary
Affordable Housing requirements is provided in Exhibit 16.
b. Workforce Housing Availability Program
The Woodlands is required to enter into a legal agreement with the City
of Atascadero to reserve half of the dwelling units for sale in the SFR -
1, SFR -2, and MFR zones for residents or workers within the City of
Ataseadero. A further discussion of the Workforce Housing
Availability Program is provided in Section III: Implementation.
4. Development Standards
The Development Standards established under this Plan are adopted by
ordinance and provide development regulations that control the subdivision
and improvement of land within the Plan Area. These standards include
regulations for land use, lot size, lot coverage, building setbacks, off-street
parking, and height. All building setback requirements are measured from the
property line unless otherwise indicated.
a. SFR -1 Zoning District - Single Family Residential Small Lot
The SFR -1 District encompasses 5.9 acres and accommodates twenty-
eight (28) single-family dwelling units. Fully detached single-family
homes are permitted in the SFR -1 District.
The standards established for the SFRA District are as depicted in
Table 6 — SFR -1 Development Standards.
b. SFR -2 Zoning District - Single Family Residential Standard Lot
The SFR -2 District encompasses 24.1 acres and accommodates ninety-
four (94) single-family dwelling units. Fully detached single-family
homes are permitted in the SFR -2 District.
The standards established for the SFR -2 District are as depicted in
Table 7 — SFR -2 Development Standards.
CITE' OF ATASCADERO II -9 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
C. SFR -3 Zoning District - Single Family Residential Estate Lot
The SFR -3 District encompasses 22.3 acres and accommodates twenty-
one (21) estate single-family dwelling units. pully detached single-
family homes are permitted in the SFR -3 District with secondary
dwelling units on lots of 1 acre or more. The secondary dwelling unit
may be attached or detached and may have a separate entry with
independent kitchen and bath facilities. Either the primary or secondary
dwelling unit must be owner -occupied. Construction of both the
primary and secondary dwelling units must occur within the designated
building envelopes of each lot as indicated on the Tentative Tract Map.
Modifications to the building envelopes require Conditional Use Permit
review and approval by the Planning Commission,
The standards established for the SFR -3 District are as depicted in
Table 8 — SFR -3 Development Standards. Separate Conditions,
Covenants, and Restrictions (CC&Rs) have also been established for
this Zoning District. The CC&Rs are attached hereto and made a part of
the Appendix.
d. MFR Zoning District — Multi -Family Residential Units
The MFR District encompasses 9 acres and accommodates one hundred
thirty-five (135) multi -family dwelling units with a density of
approximately 15 dwelling units per acre. A portion of the multi -family
units may be developed as for -sale town homes. Development within
the MFR is subject to a separate Conditional Use Permit/Master Plan of
Development to be reviewed and approved by the Planning
Commission.
e. SC -1 Zoning District — Service Commercial Zone
The SC -1 District encompasses three and a half (3.5) acres and
accommodates the following uses;
(1) Wholesaling and distribution;
(2) Light repair services;
(3) Storage yards;
(4) Animal hospitals;
(5) Contract construction services;
(6) Warehousing;
(7) Electronic and scientific instruments, where areas of use exceed
five thousand (5,000) square feet;
(8) Furniture and fixtures, where areas of use exceed five thousand
(5,000) square feet;
CITY OF ATASCADERO 11-10 WOODLANDS SPECIFIC PLAN
� mm
SPECIFIC PLAN REGULATIONS
(9) Glass products manufacturing;
(10) Pipelines;
(11) Churches;
(12) Outdoor Storage Yards; and
(13) Other Similar Uses per Planning Director's Approval.
Development within the SC -1 Zone is subject to a separate Conditional
Use Permit/Master Plan of Development to be reviewed and approved
by the Planning Commission.. The standards established for the SC -1.
District are as depicted in. Table 9 — SC -1 Development Standards.
#: OS Zoning District - Open Space Zone
The OS District encompasses 52.4 acres of native oak and foothill pine
woodland, hillsides and ridges, natural ephemeral drainage areas,
revegetated detention basins, overlooks, manufactured slopes, and other
natural resource areas. This entire district is to remain free of structures.
It may be developed with nature trails, interpretative signs, and native
revegetation landscaping.
CITY OF ATASCADERO 11-11 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
Table 6 - SFR -1 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the City of Atascadero Municipal Code Title 9.
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code.
Property Development Standards
Lot Area 4,500 SF Minimum Lot Area.
Interior Lot Width 50' Minimum Interior Lot Width at
Minimum Front Yard Setback.
Corner Lot Width 55' Minimum Corner Lot Width at
Minimum Front Yard Setback.
Cul-de-sac Street 35' Minimum Cul-de-sac
Frontage Street Frontage.
Lot Depth 90' Minimum Lot Depth.
Lot Coverage 60% Maximum Lot Coverage. Applies
to roofed areas including porches,
garages, and accessory buildings.
Setback Requirements
Front Yard
Stmt ROW
Dwelling Unit
15'
Minimum Front Yard Setback
Measured from Property Line.
Garage
18'
Minimum Front Yard Garage
Setback Measured from
Property Line.
Side Yard
I
Interior
51
Minimum Side Yard interior
Setback Measured from
I
51 � SPrC 9
1
5�
Property Line.
Street Side
10'
Minimum Street Side Yard
Setback Measured from
I
Property Line.
Rear Yard
15'
Minimum Rear Yard Setback
f
Measured from Property Line.
I I
CD imax'liMax{I
i 'Ic fl
a�
a�
Lot Coverage
I
Stmt ROW
t I
j
i
I
I 7�
I
t5
SPR -t:
1S'
S6ti i
I
51 � SPrC 9
1
5�
I
I
i = I
f
Off -Street Parking Requirements
Primary Use 2 Covered Spaces must be enclosed by garage.
Spaces
CITY OF ATASCADERO II -12 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
Table 6 - SFR -1 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the City of Atascadero Municipal Code Title 9.
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code.
Building Massing
Height
30' Maximum Building Height
from Average Grade,
Floor Area
1,000 SF Minimum Floor Area. Second
floor shall not exceed 75% of
gross first floor area, including
garage,
Fencing
'. Within Setbacks
3' Maximum Height of Fencing
Within Front or Street Side
Setbacks.
Behind Setbacks
6' Maximum Height of Fencing
Behind Front or Street Side
Setbacks.
Hillside Standards (See Exhibit 15 - Hillside Fencing Standards)
Landscaping
Trees shall be planted approximately 30' on center.
(on slopes 5' high &
Shrubs and groundcover on slopes shall provide 80%
greater)
coverage in two (2) years.
Fencing
Along or Across 6' Must be View Fencing.
Slopes of 5' high &
greater
Primary
Unit
street ROW
3'height
!
i
� 1
^!
(i
A
t
Architectural Projections (See Exhibit 6)
• Eaves: May project up to 30" into any Setback.
• Porch Covers, Patio Covers, Overhead Trellises & Deck Covers: May project into Rear Setbacks provided that a
minimum of 5' is maintained between the projection and the rear property line and that a height of 10' is not exceeded.
May project into Front Setbacks a maximum of 5' provided the porch is a minimum depth of 8' and width of 10.'
• Chimneys, Bay Windows, Architectural Projections & Similar Features: May project up to 24" into any Setback.
r Decks, Planters, Patios & Similar Features (less than 30" above grade): May project into any Setback.
Uncovered Decks, Uncovered Balconies, & Uncovered Porches (greater than 30" above grade): May project up
to % of the minimum required rear yard.
CITY OF A.TASCADERO 11-13 WOODLANIDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
Table 7 - SI=R -2 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the City of Atascadero Municipal Code Title 9.
This Development Code shall prevait where it conflicts with the City of Atascadero Municipal Code.
Development Standards
Lot Area
6,500 sq. ft.
Minimum Lot Area.
Interior Lot Width
65'
Minimum Interior Lot Width at
Minimum Front Yard Setback.
Corner Lot Width
70'
Minimum Corner Lot Width at
Minimum Front Yard Setback.
Cul-de-sac Street
35'
Minimum Cul-de-sac Street
Frontage
Frontage.
Lot Depth
100'
Minimum Lot Depth.
Lot Coverage
60%
Maximum Lot Coverage. Applies to
roofed structures including porches,
garages, and accessory buildings.
Excludes eave overhangs, patios,
driveways, walks, and other
impervious surfaces.
1/t
I
70' 6,
Ca GQ°10 � I i HiQ°/n ' {
max: I ` may
a Ali '
I �
v
m
Lot Coverage
Setback Requirements
Front Yard
I E �
Dwelling Unit 15' Minimum Front Yard
suri ka4M
Garage
Side -on Garage
Side Yard
interior
Street Side
Rear Yard
Setback Measured
from Property Line.
20' Minimum Front Yard
Garage Setback
Measured from
Property Line.
15'
5'
10'
20'
Off -Street Parking Requirements
Primary Use 2 Covered Spaces
Minimum Side Yard U_
InteriorSetback Measured
from Property Line,
Minimum Street Side
Yard Setback Measured
from Property Line.
Minimum Rear Yard
Setback Measured from
Property Line.
ii I ice, iii I d; �i� I
I I I
Yesr»t Lpl linkriariMt"< 5 ",=,moi Wil:;;
i I I
CITY OF ATASCADERO 11-14 WOODLANDS SPECIFIC PLAN
't 'k �c, —
SPECIFIC PLAN REGULATIONS
Table 7 - SFR -2 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the City of Atascadero Municipal Code Title 9.
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code,
Building Massing
Height 30' Maximum Height.
Im
Floor Area 1,500 SF Minimum Floor Area. Second
floor shall not exceed 75% of
gross first floor area, including
garage.
Fencing
Within Setbacks 3' Maximum Height of Fencing
Within Setbacks.
Behind Setbacks 6' Maximum Height of Fencing
Behind Setbacks.
Hillside Standards (See Exhibit - Hillside Fencing Standards)
Primary
Unit
street Rata
Landscaping Trees shall be planted approximately 30' on center.
(on slopes 5' high & Shrubs and groundcover on slopes shall provide 80% coverage in two (2) years.
greater)
Fencing
Along or Across 6' Must be View Fencing.
Slopes of 5' high
& greater
Architectural Pr!2ctions (See Exhibit 6)
• Eaves: May project up to 30" into any Setback.
• Porch Covers, Patio Covers, Overhead Trellises & Deck Covers: May project into Rear Setbacks. Only provided that a
minimum of 5' is maintained between the projection and the rear property line and that a height of 10' is not exceeded. May
project into Front Setbacks a maximum of 5' provided the porch is a minimum depth of 8' and width of 10.'
• Chimneys, Bay Windows, Architectural Projections & Similar Features: May project up to 24" into any Setback.
• Decks, Planters, Patios & Similar Features (less than 30" above grade): May project into any Setback.
e Uncovered Decks, Uncovered Balconies, & Uncovered Porches (greater than 30" above grade): May project up to %_
of the minimum required rear yard.
CITY OF ATASCADERO - 1I-15 WOODLANDS SPECIFIC PIAN
SPECIFIC PLAN REGULATIONS
Table 8 - SFR -3 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the Conditions, Covenants & Restrictions (CC&Rs).
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code.
Development Standards
Lot Area 23,000 sq. ft. Minimum Lot Area. ...................... .................. .......
Interior Lot Width 80' Minimum Interior Lot Width at
Minimum Front Yard Setback.
Cul-de-sac Street Frontage
Lot Depth
Lot Coverage
Secondary Dwelling Units
35'
100'
50%
l EQ,
min......
Minimum Cul-de-sac Street
Frontage.
d ,IM
F'E
Minimum Lot Depth. s
Maximum Lot Coverage for all
structures or as dictated by
building envelope as indicated
on Tentative Tract Map, ....
whichever is more restrictivP
Applies to roofed structures
including porches, garages, and
accessory buildings. Excludes
eave overhangs, patios,
driveways, walks, and other
impervious surfaces.
1 acre Minimum lot size allowing secondary units
Setback Requirements
Front Yard
Dwelling Unit/ 15` Minimum Front Yard
Second knit Setback Measured from
Property Line or edge of
asphalt on private drive,
50% max -
coverage
whichever is greater.
Garage
20'
Minimum Front Yard
Garage Setback
a 2P
Measured from
�7
Property Line or edge of
asphalt on private drive;
whichever is greater.
Side Yard
Interior
15'
Minimum Side Yard
interior Setback Measured
from Property Line.
Street Side
15'
Minimum Street Side
Yard Setback Measured
from Property Line or edge
of asphalt on private drive;
whichever is greater.
Rear Yard
20'
Minimum Rear Yard
Setback Measured from
Property Line,
50% max -
coverage
CITY OF ATASCADERO 11-16 "WOODLANDS SPECIFIC PLAN
Mir.
a 2P
�7
F �
CITY OF ATASCADERO 11-16 "WOODLANDS SPECIFIC PLAN
Table S - SI=R -3 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the Conditions, Covenants & Restrictions (CC&Rs).
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code,
Off -Street Parking Requirements
Primary Unit 2 Covered Spaces
Secondary Unit 1 Covered Space
Building Massing
Height
Ridge -top Lots
Primary Unit & 22' Applies to lots 138-142.
Secondary Unit Maximum Height.
Non -Ridge -top Lots
Primary Unit & 36' Applies to Lots 123-137 & 143. �W
Secondary Unit Maximum Height..
Primary Unit Floor Area 1,500 SF Minimum Floor Area.
Secondary Unit Floor 800 SF Maximum Floor Area.
Area
Fencing
Within Setbacks 3' Maximum Height of Fencing
Within Setbacks.
Behind Setbacks 6' Maximum Height of Fencing
Behind Setbacks.
J
Architectural Projections (See Exhibit 6)
Eaves: May project up to 30" into any Setback.
Porch Covers, Patio Covers, Overhead 'trellises & Deck Covers: May project into Rear Setbacks. Only provided that a
minimum of 5' is maintained between the projection and the rear property line and that a height of 10' is not exceeded,
e Chimneys, Bay Windows, Architectural Projections & Similar Features: May project up to 24" into any Setback.
Decks, Planters, Patios & Similar Features (less than 30" above grade): May project into any Setback.
Uncovered Decks, uncovered Balconies, & Uncovered Porches (greater than 30" above grade): May project up to'/�
of the minimum required rear yard.
CITY OF ATASCADERO 11-17 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
Table 9 - SC -1 Development Standards
All numbers are minimums unless otherwise noted.
For regulations not covered in this code refer to the City of Atascadero Municipal Code Title 9.
This Development Code shall prevail where it conflicts with the City of Atascadero Municipal Code.
Development Standards
Lot Area 10,000 sf Minimum Lot Area.
Lot Coverage 65% Maximum Lot Coverage.
Setback Requirements
Front (Halcon Road) 20'
Side (Railroad) 5'
Rear 5'
Off -Street Parking Requirements
Consistent with Title 9.
No parking allowed within front setback on Halcon Road,
Building Massing
Height 45'
Fencing
Within Setbacks 3' Maximum Height of Fencing
Within Front or Street Side Setbacks.
Behind Setbacks 8' Maximum Height of Fencing
Behind Front or Street Side Setbacks.
Landscape Screening
To be provided within setbacks adjacent to Halcon Road and Southern Pacific Railroad.
CITY OF ATASCADERO 11-18 WOODLANDS SPECIFIC PLAN
Rear Yard Projections
�/O
3011
max..
Property
Line
4 max,
max.
Minimum
required
yard
Front Yard Projections
minimum garage
setback of 18'!20'
Minimum front setback
Of 16'
oo Property
Line
% Maximum allowed projection:
Qne-half of the minimum
Minimum required rear yard
required rIV
yard
porch must be a minimum depth
of 8' and width of 10'
Minimum porch
sok of l0
Line
Note: Minimum setback of garage is 18' for
SFR -1 and 20' for SFR -2
Architectural Pr® cctions
Exhibit 6
THIS PAGE INTENTIONALLY LEFT BLAND
CITY OF ATASCADERO II -20 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
B. CIRCULATION ELEMENT
The Plan's circulation system is designed to provide a functional and efficient
transportation network for automobiles, bicyclists, and pedestrians. The street system
is comprised of a network of collector and local residential streets designed to
accommodate traffic generated by Plan residents. All streets are public, Exhibit 7 —
Circulation Map, has been incorporated into this Plan consistent with §65451(x)(2) of
the State Government Code.
The following Circulation Goal and Policies establish the implementation framework
for the Plan's Circulation Diagram.
Goal Provide a safe and convenient circulation system that
accommodates automobiles, bicyclists, and pedestrians on a tree -
lined system of streets and nature trails.
C-1 All streets and circulation routes shall be consistent with the Circulation
Diagram.
C-2 Street widths shall be consistent with the street sections indicated in
Exhibits S and 9 - Street Sections.
C-3 All streets shall be financed and installed by the developer of the
subdivision.
C-4 All improved public streets shall be dedicated to the City of Atascadero;
the City shall assume responsibility for maintenance and repair of all
street facilities with funding from the Atascadero Woodlands Public
Facilities Maintenance Assessment District (AWPFMAD).
C-5 The emergency gate at Aiondra Road shalt be designed to City standards
and subject to the approval of the City of Atascadero Fire Department.
C-6 Funding for maintenance of lighting, street improvements, special paving
surfaces, sewer, storm drain, common area landscape, open space, and
hardscape shall be provided through the Atascadero Woodlands Public
Facilities Maintenance Assessment District (AWPFMAD) or comparable
maintenance assessment district.
C-7 A soft path, nature trail system shall be located within the Open Space
and oak woodland preserve area.
CITY OF ATASCADERO 11-21 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
C-8 Pedestrian sidewalks shall be provided on all public streets, except in the
SFR -3 Zone,
C-9 All turning radii shall be subject to the standards of the Fire Department.
CITY OF A.TASCADERO 1I-22 WOODLANDS SPECIFIC PLAN
1. ®n -Site Circulation System
The Circulation Map provides the location and classification of both vehicular
and non -vehicular circulation routes within the Plan Area. Street sections are
depicted in Exhibits 8 and 9 — Street Sections and described below in Table 10
—Street Classifications.
m .a.i in c+ 4 i`10ceirif atianc
a f ,
et t�r� r�,. tau Cuxb.Wilt
StireCass�cn. ~ '..
Collector Street
63'
46'
Local Street
43'
34'
[Rural Local Street
32'
26'
a. Collector Streets
Collector Streets provide linkages between local residential streets and
minor arterials. Collectors are designed to handle a larger volume of
traffic. Under this Plan, a collector street provides access to the Plan
Area from Halcon Road to the first intersection of the Plan. Area.
The collector street has two travel lanes, center median, square curbs,
no parking, a detached sidewalk with parkway, Class II Bikeways, and
street trees as depicted in Section A of Exhibit 8 — Street Sections.
b. Local Residential Streets
Local Residential Streets provide access and circulation to individual
lots within a residential subdivision. Under this Plan, Local. Streets
serving the SFR -1 and SFR -2 Zoning Districts have two travel lanes,
rolled curbs, Class III Bikeways, sidewalks on one side, and on -street
parking. The Local Residential Streets are depicted in Section B of
Exhibit 8 -- Street Sections.
C. :Dural Local Streets
The street within the SFR -3 Zoning District has two travel lanes and
does not include sidewalks. The Rural Local Street is depicted as
Section C of Exhibit 9 --- Street Sections.
CITY OF ATASCADER® II -23 WOODLANDS SPECIFIC FLAN
SPECIFIC PLAN REGULATIONS
d. Pedestrian & Bicycle Facilities
Pedestrian and Bicycle Circulation provide excellent opportunities for
leisure and recreation as well as an alternative means of transportation.
Pedestrian sidewalks and bike access are provided on all public streets
except within the SFR -3 area. The Plan's soft path nature trail system,
which can be accessed at key locations by the public sidewalks,
provides connections and walking access to open space.
2. Off -Site Circulation System
off-site circulation to the Plan Area vicinity includes Halcon Road, Alondra
Road, Camino Viejo, El Camino Real, Santa Barbara Road, San Diego Road,
and Highway 101. Halcon Road will provide primary access to the site.
Alondra Road, located east of the site, will provide secondary, gated
emergency access for emergency vehicles and emergency only egress. Access
to Highway 101 is provided at Santa Barbara Road (full interchange) and San
Diego Road. El Camino Real provides access into town running parallel to
Highway 101.
The Plan Area will install certain off-site street improvements and intersection
upgrades with signalization per City standard as required in the Traffic Study
attached hereto and made part of the Appendix. These include improvements
on Halcon Road from the Plan Area limits to Viejo Camino, Viejo Camino to
Santa Barbara, and Santa Barbara to El Camino. Reimbursements for offsite
improvements shall be as required by the Implementation Section. Pending
future access improvements at Paloma Creek Park, the intersection of the Plan
Area and Halcon Road will include a safe pedestrian crossing and pedestrian
bridge to Paloma Creek Park.
-
CITY OF ATASCADERO II -24 WOODLANDS SPECIFIC PLAN
F.2
c
Pedestrian
Connection
to Park
A
Section C
Section B
9
Section B-
t,: Section B
Emergency Access Road
Section B ,tF
See Typical Trail Cross
Section (Exhibit 1 4)
r
10
Circulation Ma
Exhibit 7
Legend
Minor Arteria!
Future
Collector
Connection
Sidewalk
to De Anxa
Trail
"
ooe Trail (approximate location)
AnwAs See Section Detail
0--o Gate
Section C
Section B
9
Section B-
t,: Section B
Emergency Access Road
Section B ,tF
See Typical Trail Cross
Section (Exhibit 1 4)
r
10
Circulation Ma
Exhibit 7
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CITY OF ATASCADERO 1I-26 WOODLANDS SPECIFIC PIAN
is'
P.U,E. I Side— sante Bike Travel Lane Median Travel Lane Bike P.U.E.
walk Lane Lane
6' 2 . 5' 6' , 5' 12' 12' 12_ 5' 4' $'
Collector Street Section
Section A Not to Scale
P.U.E. Side— Travel Lane Travel Lane P.U.E.
walk
6' 5' 17' 17 ,2 6'
Local Residential Street Section
Section B Not to Scale
�--` "Typical Street Sections
Exhibit 8
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO II -28 WOODLANDS SPECIFIC PLAN
P.U.E.Travel Lane Travel Lane P.U.E.
6' , 3� . 13' 1 13'# 3' 6'
Rural Local Residential Street Section
Section C Not to scale
Typical Street Sections
Exhibit 9
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO 11-30 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
C. INFRASTRUCTURE ELEMENT
The provision of adequate infrastructure to serve the Plan Area is a primary element of
the Plan. The Plan Area will be served by an extension to the City of Atascadero's
existing infrastructure consistent with the provisions of the General Plan.
This element describes at a conceptual level how and where services will be extended
to serve the Plan Area. All infrastructure improvements to serve the Plan Area shall be
financed and installed by the developer consistent with this element and Exhibit 10 —
Phasing Plan, Exhibit 11 — Water Supply System, Exhibit 12 — Sanitary Sewer
Collection System and Exhibit 13 — Storm Drainage System which provide a
schematic plan for the routing and location of facilities within the Plan Area.
Improvement Plans will determine the exact sizing and location of facilities.
The following Infrastructure Goal and Policies establish the implementation
framework for the Plan's infrastructure.
Goal Provide the necessary infrastructure to adequately serve the
entire Plan Area at build out.
Nater Su � .1 S stems Polieles
1-1 Water shall be provided by Atascadero Mutual Water Company.
1-2 The water supply system shall be consistent with Exhibit 11 - Water
Supply System as well as the standards of Ataseadero Mutual mater
Company.
1-3 The water supply system may be phased in accordance with Exhibit 10 -
Phasing flan.
1-4 System configuration, sizing, connections and location of fire hydrants
shall be consistent with the standards of Atascadero Mutual Water
Company.
CITY OF ATASCADERO 11-31 WOODLANDS SPECIFIC PLAN
Vl
SPECIFIC PLAN REGULATIONS
Sanity Sewer Policies
1-5 Sanitary sewer services shall be provided by the City of Atascadero.
1:-6 The sanitary sewer collection system shall be consistent with Exhibit 12 -
Sanitary Sewer Collection System as well as the standards of the City of
Atascadero.
1-7 The sanitary sewer system may be phased in accordance with Exhibit 10 -
Phasing Plan.
Sibri b ainage System Policies
1-8 All storm drainage flows shall be accommodated in detention basins on
site and the storm drainage system shall be consistent with Exhibit 13 -
Storm Drainage System.
1-9 All storm drain facilities shall conform to City of Atascadero Standards.
1-10 The storm drainage system may be phased in accordance with Exhibit 10
- Phasing Plan.
1-11 The detention basins shall be designed to desilt, detain and meter storm
flows as well as release them to natural runoff locations.
1-12 The detention basins shall be landscaped with native plantings in
accordance with the Site Amenities Plan attached hereto and made a part
of the Appendix.
1-13 Storm drainage maintenance services shall be funded by the Atascadero
Woodlands Public Facilities Maintenance Assessment District
(AWPFMAD) and provided by the City of Atascadero.
1-14 Construction and grading activities shall comply with Best Management
Practices and Storm Water Pollution Prevention Plan policies per
applicable controls, standards and Regional Water Quality Control
Board.
CITY OF ATASCADERO 11-32 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
l . Water Supply System
Atascadero Mutual Water Company supplies water to the Plan Area. The
company owns wells along the Salinas River that receive groundwater from the
Paso Robles Groundwater Basin. Historically, the City has had good water
quality.
The Plan Area will utilize two existing water mains as its points of connection
to the existing Atascadero Mutual Water Company system. The primary point
of connection will be at an existing 12" waterline at the southwest corner of the
Plan Area in Halcon Road. The secondary point of connection will be at an
existing 6" waterline at the southeast corner of the Plan Area in Alondra Road.
A new Atascadero Mutual Water Company well site is proposed on a portion
of the SC -1 site for the installation of a new well and related facilities.
Exploratory borings are needed to determine whether a community well. on the
site is viable and determine an exact location. An easement on a portion of the
SC -1 site will be provided to Atascadero Mutual Water Company for future
development of water wells. Water system design criteria shall conform to the
Atascadero Mutual Water Company Standards as depicted in Exhibit 11 —
Water Supply System.
2. Sanitary Sever Collection, Treatment, & Disposal
The City of Atascadero provides sanitary sewer services including collection,
transmission, and treatment for the Plan Area. Development within the Plan
Area will require connection to the City's future sewer system mainline
extension included in the City's Sewer Master Plan. The Plan requires the Plan
Area developer to design and install the on-site and the offsite mainline. For
reimbursement and maintenance, refer to the Implementation section. The
mainline will be built with sufficient capacity to accommodate development
within the Plan Area, the mixed use development at Dove Creek, other future
development in the adjacent area, and existing uses. The extension will run
from the sewer treatment plant south to Halcon Road and the El Camino Real
and Santa Barbara Road area. Design criteria for the sewer collection system
shall conform to the City of Atascadero Standards as depicted in Exhibit 12 —
Sanitary Sewer Collection System.
3. Storm Drainage System
The City of Atascadero provides storm drainage services including collection
and disposal. Drainage will be collected in two on-site basins, one near the site
entrance and the other at the rear of the site. Storm drainage detention basins
will be landscaped with native plant species as shown in the Site Amenities
Plan. Design criteria for the storm drainage system shall. conform to the City of
Atascadero Standards as depicted in Exhibit 13 — Storm Drainage System.
CITY OF ATASCADER® 1I-33 WOODLANDS SPECIFIC PLAN
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CI'T'Y OF AI'ASCADFRO II -34 WOODLANDS SPECIFIC PIAN
€ Boundary
L I SC -1
Phasing Notes:
1. The apartments (MFR), estate lots (SFR -3), and commercial (SC -1) may be developed
independently of the single family lots (SFR -1&2)
2. Phase 1 of the single family lots shall be the first developed on the entire site, and will
include all SFR -1 lots and 28 SFR -2 lots. The remaining 66 lots of SFR -2 will be
constructed in phase 2.
3. All phases may be graded at once. a
e
4. There shall not be a delay of more than 180 days between the completion of grading and
.,......._.._.._ . the beginning of construction in the MFR zone.
�- Phasing Plan
Exhibit 10
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCAIIERO II -36 WOODLANDS SPECIFIC PLAN
L
Legend
--- Water Supply Lines
® Connection Point to Existing
Water Line
Water Su Stem
Exhibit 11
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CITY OF ATASCADERO II -38 WOODLANDS SPECIFIC PLAN
To wastewater Legend
treatment plant
Sanitary Sewer Line
B` _ moi,,.., Al..,,,. i-
Sanita Sewer Collection System
Exhibit 12
SPECIFIC PLAN REGULATIONS
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CITE' OF ATASCADERO II -40 WOODLANDS SPECIFIC PLAN
Histori
Nature
Outfb
Locati(
W
Legend
--n- Storm Drain Line
^^°�'� Flow direction
Storm Drainag stem
Exhibit 13
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO II -42 WOODLANDS SPECIFIC PLAN
D. PUBLIC FACILITIES & SERVICES ELEMENT
The provision of adequate public facilities and services to serve the Plan Area is a
primary element of the Plan. The Plan Area is served by an extension of the City of
Atascadero's existing public facilities and public safety services consistent with the
provisions of the General Plan. This element describes at a conceptual level how and
where services shall be extended to serve the Plan Area.
Goal Provide the necessary public facilities and services to adequately
serve the Plan Area and maintain existing levels of service.
Public Se' hools..Policies
PF -1 Public school services shall be provided by Atascadero Unified School
District.
PF -2 Prior to the issuance of any certificates of occupancy for the Plan Area,
the applicant shall pay school impact fees.
Fire Ti6tectiO Services Policies
PF -3 Fire protection services shall be provided to the Plan Area by the City of
Atascadero Fire Department.
PF -4 Fire hydrants shall be located in accordance with City of Atascadero
standards.
PF -5 Emergency fire access shall be provided via the main entrance at Ilalcon
Road as well as the gated emergency access at Alondra Road as depicted
in Exhibit 7 - Circulation Map.
PF -5 The emergency access gate at Alondra Road shall be designed to City
standards and subject to the approval of the City of Atascadero Fire
Department.
PF -7 Streets shall be designed to City of Atascadero Fire Department
standards including fire hydrants, turn -outs and cul-de-sac radii.
PF -8 Dwelling units within the SFR -3 Zoning District In excess of 5,000 square
feet shall be sprin1dered per City of Atascadero Fire Department
standards.
CITY OF ATASCADERO 11-43 WOODLANDS SPECIFIC PLAN
SPECIFIC PIAN REGULATIONS
Police Prntectian Services Policies
PF -9 Police Protection services shall be provided to the Plan Area by the City
of Atascadero.
PF -10 Adequate lighting, visual corridors, and vehicle access shall be provided
along streets and nature trails to the extent feasible.
PF -11 All landscaping features and plant materials shall be selected and
maintained to minimize hiding spaces and other indefensible spaces.
PF -12 Walls, fences and other publicly accessible flat surfaces shall be
landscaped, designed or protected to minimize areas that attract graffiti.
Solid Waste Pic4-uE & lkecycling Policies
PF -13 Solid waste pick-up and curbside recycling shall be provided by
Atascadero Waste Alternatives or by another private vendor under the
provision of franchise agreements with the City.
PF -14 Each house and the multi -family apartments shall have an area for trash
and recycling dumpster storage located behind the front yard fence.
Ener & Communtcahon Facilities Policies
PF -15 The City shall ensure that energy and communications services are
provided, either through direct city provision, contract, or franchise.
PF -16 Electrical services shall be provided by Pacific Gas & Electric (PG&E)
or other authorized service providers.
PF -17 Southern California Gas Company shall provide natural gas service or
other authorized service providers.
PF -18 Telephone service shall be provided by Pacific Bell or other authorized
service providers.
PF -19 Cable television shall be provided by Charter Communications or other
authorized service providers.
PF -20 All utilities shall be installed underground.
PF -21 No roof mounted or aerial antennas or receiver dishes shall be installed
that are visible from beyond a parcel's property lines.
CITY OF ATASCADERO 1I-44 WOODLANDS SPECIFIC PLAN
��� Ua.
SPECIFIC PIAN REGULATIONS
1. Public Schools
Public school services for the Plan Area are provided by Atascadero Unified
School District. The nearest public schools are Santa Rosa Elementary School,
Atascadero Junior High School, and Atascadero High School; located within
approximately 5 miles of the Plan Area. No school facilities are provided
within the Plan Area area. The developer shall be responsible for payment of
school impact fees prior to certificate of occupancy.
2. Fire Protection Services
The City of Atascadero Fire Department provides fire protection services to the
Plan Area. Emergency fire access is provided via the main entrance at Halcon
Road as well as the gated emergency access at Alondra Road; both of which
are depicted in Exhibit 7 --- Circulation Map. The connection to Alondra Road
will have an automatic emergency -access -only gate. Emergency personnel will
be able to remotely activate the gate for emergency access. Fire hydrants shall
be provided and spaced per City of Atascadero Fire Department standards.
Dwelling units within the SFR -3 Zoning District in excess of 5,000 square feet
shall be sprinklered per City of Atascadero Fire Department standards. No fire
protection facilities are provided within the Plan Area.
3. Police Services
The City of Atascadero Police Department provides police services to the Plan
Area. Emergency access is provided via the main entrance at Halcon Road as
well as the emergency access at Alondra Road; both of which are depicted in
Exhibit 7 — Circulation Map. The connection to Alondra Road will have an
automatic emergency access only gate. Emergency personnel will be able to
remotely activate the gate for emergency access. No police facilities are
provided within the Plan area.
4. Solid Waste Pick-up & Recycling
Ataseadero Waste Alternatives shall provide solid waste pick-up and curbside
recycling service to the Plan Area.
5. Energy & Communication Facilities
The service providers currently authorized to serve the City of Atascadero shall
provide energy and communication facilities. However, this should not
preclude additional providers from competing within the Plan Area as these
services are deregulated.
CITY OF ATASCADERO I1-45 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
E. OPEN SPACE ELEMENT
The Plan offers the perpetual preservation of approximately 52.4 acres of open space
and oak woodland preserve, as well as a nature trail system. The dedication of the
open space protects heavily wooded areas, highly visible slopes, natural drainages, and
native revegetated detention basin areas from development, traffic and construction
impacts.
Goal To provide open space and a system of walking nature trails,
protect sensitive oak woodlands, and create a unique rural
neighborhood character.
Policies
OS -1 Open space and oak woodland preserve areas shall be made accessible
via nature trails. Nature trail connections shall be provided consistent
with the design depicted in Exhibit 7 - Circulation Map.
OS -2 The on-site storm water detention basins shall be improved as a passive
open space feature and planted with native plants.
OS -3 Manufactured slopes and other graded common areas shall be
revegetated with native plants for use as passive open space.
OS -4 Oak trees near construction areas that are to remain shall be protected as
per the '.free Preservation, Protection, and Mitigation Plan made a part
of the Appendix.
OS -5 Oak tree removal will be mitigated by the preservation of the open space
and oak woodland preserve, through payment into the tree mitigation
fund, and with replanting per the Tree Mitigation Plan attached hereto
and made a part of the Appendix.
OS -6 Prior to the issuance of any certificates of occupancy for the Plan Area,
the applicant shall pay park in -lieu fees.
OS -7 Nature trails shall be constructed consistent with the design depicted in
Exhibit 14 — Typical Nature Trail Cross Section.
OS -8 Open Space areas shall include a 50 -foot defensible space from street
frontages and 100 -foot defensible space from residential buildings.
CITY OF ATASCADERO II -46 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
1. Parkland Requirements
The City of Atascadcro requires the dedication of S acres of parkland for every
1,000 residents. Due to its proximity to Paloma Creek Park and the open space
and nature trail; no new parkland will be built within the Plan Area.
The Plan will complete its parkland requirement through payment of an in -lieu
fee to be paid prior to certificate of occupancy. There will be some park -in -lieu
fee credits granted in return for the dedication of the open space, nature trail
system, pedestrian bridge and street crossing providing access to Paloma Creek
Park, and on-site tot lot, pocket park, staging area.
2. Open Space Facilities
The Plan provides a nature trail system and staging area amongst native
grasslands and oak woodlands taking advantage of the Plan Area's scenic
views and sensitive resources. Maintenance of Open Space areas are the
responsibility of the City who will provide for or contract for maintenance
activities in these areas, including defensible space features as described in the
Implementation Section.
a. Nature Trail
The nature trail system will be designed to serve the residents of the
Plan and the public in general. The trail system will be constructed to
be an environmentally friendly, natural footpath with little impact on
the native setting. The narrow, meandering trail will provide walking
access to open space and natural resource areas. The trail slope and
width will respond to the natural terrain as well as areas of existing
vegetation. Nature trails shall be constructed with the design depicted
in Exhibit 14 -- Typical Nature Trail Cross Section.
h. Pocket Park/Trail Staging Area
The pocket park/trail staging area shall consist of a concrete bench,
picnic table, tot lot, barbeque, wooden directional fence, interpretive
exhibit and natural landscaping as depicted in the Site Amenities Plan
made part of the Appendix.
c. Dative Revegetated Slopes & Detention Basins
Cut slopes, fill slopes, and detention basins within the Plan Area shall
be revegetated with native plants as depicted in the Site Amenities Plan
attached hereto and made part of the Appendix.
CITY OF ATASCAIDERO II -47 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS O
d. Off-site Facilities
Pending future access improvements at Paloma Creek Park, the
intersection of the Plan Area and Halcon Road will include a safe
pedestrian crossing and pedestrian bridge providing access to Paloma
Creek Park.
3. Oafs Tree Preservation
To preserve the beauty and rural identity of the community, development
within the Plan shall seek to preserve native woodlands and oak trees and
control their removal. Oak trees shall not be trimmed, destroyed or removed
without a permit or the approval of the City. The removal of oak trees shall be
mitigated by the preservation of the open space and oak woodland preserve
areas through payment into the tree mitigation fund, and with replanting per
the Certified Arborist's recommendation. Tree mitigation fund payment is
estimated at $167.60 per tree removed or approximately $221,400.00. Avoided
oak trees shall be protected and preserved per the Tree Protection and
Preservation Plan attached hereto and made part of the Appendix.
CI'T'Y OF ATASCADERO II -48 WOODLANDS SPECIFIC PLAN
NOT TO SCALE
"Frail Notes:
1. Trail width to vary depending on topography and location.
2. Trail alignment shall be near parallel with topographical contours to minirnize
impacts on slopes.
/ :,�/i 1r -t -.
x c l :l
•=-- Typical Nature Trail Cross Section
Exhibit 14
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO II -50 WOODLANDS SPECI.FIC PLAN
SPECIFIC PLAN REGULATIONS
F. NEIGHBOR1I00I3 DESIGN ELEMENT
Effective Landscape and Streetscape Design are crucial to creating a unique, cohesive
and attractive neighborhood. Features such as landscaping, fencing, street trees, street
lighting, and sidewalks have been included in this Plan to collectively add to the
quality of the streets. Similarly, a consistent architectural style provides for a unified
streetscape and neighborhood design.
Goal To create a unique, cohesive and attractive neighborhood through
effective landscape and streetscape design.
Streetsca a Policies
ND -1 Street trees should be planted consistent with 'fable 11 - Trees Species
Fist.
ND -2 Streets shall be planted with a single -tree species in a regularly spaced
pattern and irrigation installed at time of planting.
ND -3 'frees shall be in place prior to issuance of certificate of occupancy of the
unit.
ND -4 Streetlights shall be low level and of unified earth tone color and design.
ND -5 Sidewalks shall be provided consistent with the standards set forth in the
Circulation Element and as depicted in Exhibits S and 9 - Street Sections.
Landsc'e Na
cies
NTD -6 All manufactured or manipulated slopes shall be hydroseeded after
grading.
ND -7 Private rear yards with slopes exceeding five (5) feet in height shall be
landscaped and drip irrigated with an automatic controller for each lot.
Trees shall be planted approximately thirty (30) feet on center on all
slopes over five (5) feet in height. This landscaping shall be in place prior
to certificate of occupancy of the unit; planting shall be designed to
provide 80% ground coverage at 24 months.
ND -8 Automatic, underground irrigation shall be provided for all front yards.
Front yard landscaping shall be installed prior to certificate of occupancy
of the unit. Each front yard shall include a minimum of one (1) street tree
on interior lots, and two (2) street trees on corner lots, with an average
thirty (30) feet on center spacing.
CITY OF ATASCADERO 11-51 WOODLANDS SPECIFIC PLAN
SPECIFIC PLNN REGULA"T"IONS
ND -9 All disturbed open space, detention areas, and manufactured slopes in
common areas shall be planted with native species and irrigated with
temporary drip irrigation until established.
Fencing Policies'
ND -10 View fencing shall be installed on slopes as identified in Exhibit 15 -
Hillside Fencing Standards.
ND -11 Solid fencing shall not be constructed on slopes over five (5) feet in height
as measured from above the lower building pad.
Architectural St le Policies
ND -12 Housing products shall conform to the development standards set forth
in their respective Zoning Districts and shall be consistent with the
elevations shown in the Architectural Style attached hereto and made
part of the Appendix.
CITY OF ATASCADERO 11-52 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULA'T'IONS
1. Streetseape Design
Effective street tree and streetscape design is crucial to a cohesive and
attractive neighborhood. The Plan's street system has been designed with
consideration for aesthetics and includes a site entry, sidewalks, streetlights,
and street trees that enhance the quality of the neighborhood streets.
a. Sidewalks
Sidewalks are provided on all public streets to complete the pedestrian
circulation network and provide connections to the nature trail system.
b. Street Lights
Street lighting shall be low level, earth toned, and placed in accordance
with the Site Amenities Plan attached hereto and made part of the
Appendix.
C. Street Trees
Street trees are an important feature of the neighborhood's aesthetics.
They offer shade to pedestrians, reduce urban heat buildup, improve air
quality, and provide visual unity to the streetscape. To further enhance
the streetscape, street trees shall be installed prior to occupancy of the
units.
Street tree selection shall be consistent with Table 1.1 --Tree Species
List as well as the Site Amenities Plan attached hereto as part of the
Appendix.
CITY OF ATASCADERO 11:-53 WOODLANDS SPECIFIC PIAN
SPECIFIC PLAN REGULATIONS
Arbutus menziesii
Celtis sinensis
Fraxinus latifolia
Platanus raceosa
Pinus sabiniana
Quercus agrifolia
Quercus douglasii
Quercus lobata
Quercus rubra
Quercus suber
Quercus wislizenii
Umbellularia californica
Zelkova serrata
Table 11: Tree Species List
Madrone
Chinese Hackberry
Oregon Ash
California Sycamore
California Grey Pine
Coast Live Oak
H&A Blue Oak
Nee Valley
Red Oak.
Cork Oak
Desert Oak
California Bay Laurel
Javanese Zelkova
d. Site Entry
The Plan's site entry feature shall include an externally illuminated
stone -faced masonry wall with lettering, accent planting with a variety
of texture and color at the base of the wall, and trees.
2. Landscape & Fence Design
Due to the site's topography and geographic location, the development may be
visible from certain locations throughout Atascadero. Drought tolerant
landscaping shall be provided to soften visual impacts and enhance
neighborhood design. Where feasible, existing native vegetation shall be left
undisturbed. Impacts to the natural landscape, including open space, oak
woodlands, and native grasslands, will be minimized and revegetated with
native species where impacts are unavoidable.
Drought tolerant landscaping for common areas shall be provided; including
entryway feature landscaping, median and parkway landscaping, and multi-
family common area landscaping. Street trees shall be provided consistent with
the species listed herein. Natural landscaping shall be provided within the
pocket park/trail staging area.
CITY OF ATASCADERO 11-54 WOODLANDS SPECII IC PLAN
Within the SFR -1 and SFR -2 Zoning Districts, landscaping shall be provided
for private front yards as well as private rear yards with slopes exceeding five
(5) feet in height. To further enhance the streetscape, front yard landscaping
shall be installed prior to occupancy of the units. In order to minimize the
visual impact of fencing up and across tall uphill sloping rear yards, and in
order for uphill lots to see distant vistas, hillside fencing should be installed
consistent with. Exhibit 15 — Hillside Fencing Standards.
Drought tolerant common area landscaping and gate/entry landscaping features
will be provided in the SFR -3 Zoning District. Landscaping and fencing
-1 Zoning District will be provided by the site
ilnpraverrients for the SC
developer consistent with the Development Standards contained herein.
3. Architectural Style
The Plan provides a range of architectural styles consistent with the existing
rural character of Atascadero. The architectural styles of the Plan include Rural
Traditional, Monterey, California Ranch. Housing products shall be provided
consistent with the elevations shown in the Architectural Style attached hereto
and made part of the Appendix.
CITY OF ATASCADERO II -55 WOODLANDS SPECIFIC PLAN
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO II -56 WOODLANDS SPECIFIC PLAN
Solid Fence
I a
Property, y
line
0
I a
View Fence I �°-
Solid Fence
j�
�L L
3r Slope bank
— i
View Fence
I
�— Property
I line
Fence
,dotes:
Drip irrigation should be provided on slopes exceeding 10' in height
Trees in slope area should be planted approx. 30' on center
--- - - ,
Hillside Fencing Standards
Exhibit 15
SPECIFIC PLAN REGULATIONS
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CITY OF ATASCADERO TI -58 WOODLANDS SPECIFIC PLAN
AFFORDABILITY BY DESIGN
inciusiona Units: Market Rate Units:
For -Rent
very -low- low- moderate-
For -Sale:
moderate-
In -Lieu
number of
Economically
more-
Tiered
less-
Base
SFR -3
Tiers
Product
income income income
income
units used
available
expensive
larger -lot
inclusionary inclusionary inclusionary
inclusionary
to calculate
market -rate
market -rate
market -rate
for -rent units for -rent units for -rent units
for -sale units
indieu fees
for -rent units
for -sale units
for -sale units
Inclusionary Housing
Units:
1)
MFR Apartments very -€ow
2
2)
Apartments low
_
5
_MFR
MFR Apartmentsf
3)
moderate
t3
SFR -3 secondary dwelling
Q}
units
_ 13—
S) V
— MFR Townhome
g
6)
SFR -1 Small -Lot Homes_
4
Multi -Family Area In -Leu
Units
5
Single -Family Area In -Lieu
_
Units
7
—
Resigned tiers of�
W
economic availability:
7J
MFR Apartments
B}
MFR Townhomes
—
25
9)
SFR -1 Small Lot Homes
_ _. 24
10)
SFR -2 Standard Lot
Homes
94
11)
SFR -3 Estate Lots wl largo
_
homes
21
The Atascadero Woodlands has been designed to provide multiple tiers of economic availability.
This was done in purposeful compliance with the General Plan, and prior to the adoption of the Interim Inclusionary Policy.
At the time of adoption of the Woodlands Specific Plan, a formal inclusionary housing ordinance was not yet adopted.
Relevant General Plan policies include Goal HOS 2, Policy 2.1.1; Goal HOS 2, Policy 2.1.3; and Goal HOS 2, Policy 2.2.2.
The interim policy required 20% Inclusionary Housing.
The Woodlands proposal provides a total of 20% inclusionary Units, by providing approximately 15% on site and 5% payment of In -Lieu fees.
This levet of affordability is fully compliant with the General Plan and the intent of the later adopted Interim Policy.
inclusionary Affordable Housing Plan
Exhibit 16
INCLUSIONARY AFFORDABLE HOUSING PLAN:
analysis:
inclusionary
distribution
estimated
estimated
Number of
as a
by
typical unit
overall
estimated
Zone
Category Type
Income Level of
Incusionary
% of
income level,
building
in -lieu
in-fieu
Provided Units
Units
overall
type or
permit
valuation
fees
units
in -lieu
valuation
figure
MULTI-FAMLYAREA MFR a artmeMs :
MFR
For -Rent Apt,
Very -low
2
2.0% of 101
9.911K of 20% of 101
101
Low
5
5.0% of 101
24.8% of 20% of 101
units @
Moderate
8
7.9% of 101
39.6% of 20% of 101
$120,000
Provided subtotal
15
14.9% of 101
74.3% of 20% of 101
In -lieu Units
5.2
5,1% of 101
25.7% of 20% of 101
$78,000
$303,000
Area subtotal
20.2
20.0% of 101
100.0% of 20%" of 101
SINGLE-FAMILY AREA SFR -1, SFR -2 and SFR -3 zones, and MFR townhomes :
MFR
For -Sale
Townhome
Moderate
9
5.1% of 177
25.4% of 20% of 177
34
units @
SFR -1
For -Sale
S.F. Det.
Moderate
4
2.3% of 177
11.3% of 20% of 177
$130,000
28
SFR -3
For -Rent
Secondary Unit
Moderate
13
7.3% of 177
36.7% of 20% of 177
units @
$160,000
Provided subtotal
26
14.7% of 177
73.4% of 20% of 177
94
units @
$800,950
In -Lieu Units
9.4
5.3% of 177
26.6% of 20% of 177
$197,000
$212,682
21
Area subtotai
35.4
20.0% of 177
100.0% of 20% of 177
units @
$220,000
PROSECT: For -Rent subtotal
28
1 10A% of 278
50.4% of 20' of 278
For -Sale subtotal
13
4.7% of 278
23.4% of 20% of 278
Provided subtotal
41
14.7% of 278
73.7% of 20% of 278
In -Lieu subtotal
14.6
5.3% of 278
26.3% of 20% of 278
$158,842 $1,103,950 $290,682
55.6
1 20.0% of 278
Total
Notes:
a. The number of bedrooms of any of the inclusionary units provided may vary, and the inclusionary prices and rents would vary proportionately.
b. The inclusionary units will have an equivalent exterior appearance as the market rate units in the same zone.
c. The inclusionary units may have a different interior size, configuration and finish than the market rate units.
d. The inclusionary units wilt be distributed evenly in location throughout the zones in which they are placed.
e. All inclusionary units shall be deed restricted for a period of 30 years.
f. The for -sale inclusionary units will be placed in the SFR -1 and MFR zones. Townhomes can count for Multi -Family or Single -Family Areas, per City Staff.
g. In -Lieu Fees will be calculated as: (per City Staff)
"the sum of all building permit valuations, times 2.5%9, times the percentage of in -lieu units"
For example: for the Multi -Family Area, typical units have estimated building permit valuations averaging approx. $120,000. This average valuation, multiplied by
the overall unit count of 101 units, gives the sum of all building permit valuations. This sum times 2.6% gives the "overall in -lieu valuation figure" of $303,000. Thi;
overall figure, multiplied by the percent of inclusionary units which are in -lieu (not -provided), gives: $303,000 X 25.7% = $78,000, the estimated In -lieu fee for this
Area. Likewise, for the Single -Family Area: average typical unit building permit valuation times 177 units, times 2.5%, times the in -lieu percentage of 26.6%, gives
the estimated in -lieu fee of $212,682 for the Area. Estimated in -lieu fee for the entire project is: $78,000 + $212,682 = $290,682.
Inclusionary Affordable Housing Plan
Exhibit 16
IMPLEMENTATION
IIT. IMPLEMENTATION
Section III of the flan responds to the requirements of §65451(x)(4) of the
Government Code by providing public facilities and development review programs
necessary to implement the regulations and design guidelines set forth in Section 11.
Section III is or anized into the following subsections:
A. Public Facilities
B. Development Review & Approval Process
CITY OF ATASCADERO 111-1 WOODLANDS SPECIFIC PLAN
IMPLEMENTATION
A. PUBLIC FACILITIES
Development of the public facilities required to accommodate growth in the Plan will
occur in several ways. The general requirements for infrastructure and facilities, and
the likely method of funding, are described in the following subsections.
Ptxblc ac>lt Pol�.cips.
F-1 The property developer of the Plan Area shall be required to pay for the
backbone infrastructure and community facilities that are required to
serve the Plan Area.
F-2 The developer shall pay school fees prior to certificate of occupancy.
F-3 The Atascadero Woodlands Public Facilities Maintenance Assessment
District (AWPFMAD) shall be formed for the collection of assessment
fees to finance the maintenance of all public facilities in the Plan Area.
Funds will be collected by the County Tax Collector and distributed to
the City biannually. The City shall administer the funds and provide or
contract for all maintenance activities.
CITY OF ATASCADERQ 111-2 . WOODLANDS SPECIFIC PLAN
IMPLEMENTATION
1. Facilities Service Standards
Development within the Plan shall conforrn to all existing City of Ataseadero
standards set forth. in the City's General Plan, Zoning Ordinance, and Public
Works Standards unless otherwise specified in this Plan. Individual projects
developed in the Plan Area shall pay all required fees established by the City,
including penuit, school, plan. check and impact fees, to mitigate all off site
facilities impacts anticipated under the General Plan. A fiscal impact report is
being prepared to evaluate the proposed Plan Area impacts on City services.
2. Phasing Plan
The Plan establishes the framework for infrastructure improvements required
within the Plan Area. Certain elements of the overall infrastructure network
(i.e. location of sewer trunks, storm drainage, collector street access) act as
constraints in the phasing of the Plan Area. The Phasing Plan provides for
development to begin from the northwest corner of the Plan Area consistent
with Exhibit 10 — Phasing Plan. Alternative phasing shall be permitted subject
to the provision of the necessary infrastructure and public facilities to support
the level of development. Construction of Phase II shall not be contingent upon
completion of Phase 1.
3. Facility Funding & Maintenance
Unless otherwise indicated, the Ataseadero Woodlands Public Facilities
Maintenance Assessment District (AWPFMAD) shall be created to collect fees
assessed on the owners of property within the Plan Area and provide for the
funding maintenance of all public facilities. Annual fees will include
maintenance costs required to maintain all public facilities within the Plan
Area for one year, plus a reserve amount for replacement costs, annual repairs,
and administrative fees. Fees will be assessed upon each single-family lot, the
multi -family site, and the commercial site based on the relative impact/benefit
of each use on the facilities. Funds will be collected by the County Tax
Collector with property taxes and distributed to the City biannually. The City
shall administer the funds and provide or contract for all maintenance
activities.
a. On -Site Streets
Construction of streets shall be the responsibility of the developer of
the Plan. Public street improvements will be offered for dedication to
the City; maintenance will be provided by funds collected by
Atascadero Woodlands Public Facilities Maintenance Assessment
District (AWPFMAD). Public facilities to be maintained by the City
using AWPFMAD funds include public streets, curb/gutter/sidewalk,
- signage, striping, sewer system, storm drain system, functional parts of
the detention basins, and the emergency egress gate at Alondra Road.
CITY OF ATASCADERO IIT -3 WOODLANDS ,SPECIFIC PLAN
h. Off -Site Streets
A Traffic Study has been prepared to investigate the impacts of existing
users, the Atascadero Woodlands and other current and anticipated
development on surrounding roads. This Traffic Study indicates the
level of road improvements needed as well as each user's proportionate
responsibility.
The Woodlands will install certain off-site street improvements and
intersection upgrades with signalization in accordance with the Traffic
Study, Tentative Tract Map and Circulation Element contained herein.
Class 11 bicycle facilities shall be provided from the Woodlands
development to Paloma Creek Park with Class 11 connections to the
existing bicycle facilities at El Camino Real. Should Atascadero
Woodlands be the first development to provide street improvements,
the developer of the Woodlands will be responsible for the financing
and construction of the improvements. The improvements will be built
with sufficient capacity to accommodate development within the Plan
Area. As necessary, new development in the region and existing uses
will also be accommodated. A Reimbursement Agreement shall be
created providing that subsequent development using the improvements
reimburse the Woodlands developer proportionate to their rate of use.
C. Open Space & Landscaping
Open space, including the oak woodland preserve, natural grassy areas,
nature trails, native revegetated slopes, and non-functional areas of the
detention basins shall be dedicated for preservation and continued
public access. Open Space maintenance, including defensible space
features and trash cleanup, shall be provided using AWPFMAD funds,
administered by the City, or be provided under separate contract
administered by the City. The Atascadero Woodlands developer will be
required to maintain replanted native trees and native revegetated areas
for a period of two (2) years or until established.
The trailhead, trail staging areas, and pocket park area shall be
dedicated to the City and maintained by funds collected through the
AWPI~MAD. These funds will be collected by the County Tax
Collector and distributed to the City biannually. The City shall
administer the funds and provide or contract for all maintenance
activities.
Street trees and fencing on private lots shall be maintained by the lot
owners. The developer of the SC -1 site shall be responsible for the
maintenance of landscaping and fencing improvements.
CITY OF ATASCADERO 111-4 WOODLANDS SPECIFIC FLAN
d. Utilities
Construction of all utilities infrastructure shall proceed in conjunction
with development within the Plan Area consistent with the Phasing
Plan depicted in Exhibit 10. The need for the utility systems within the
Plan will be triggered by the approval of the tentative map for the
residential subdivisions. Prior to the recording of final maps, detailed
improvement plans, and funding mechanisms consistent with the
general design described in this Plan shall be prepared and approved by
the City. The developer will design and install all needed infrastructure;
impact fee credits and reimbursements shall apply as is appropriate.
The City shall assume maintenance responsibilities for all water,
sanitary sewer and storm drainage facilities using funds from the
AWPFMAD.
Water System
The developer will finance, design and install all on-site water system
improvements, from the point of connections described above in the
Infrastructure Element to each individual service location including
mains, valves, blow -offs, service laterals and meter boxes. There are no
required off-site or infrastructure improvements needed upstream of the
said points of connection.
The developer will provide an easement to Atascadero Mutual Water
Company on a portion of the SC -1 parcel for the future development of
a water well and related facilities. Atascadero Mutual Water Company
may test for, design and install the well and any related facilities,
needed to comrect to Atascadero Mutual Water Company's existing
infrastructure.
Sanitary Sewer System
Should Atascadero Woodlands be the first development to require
connection to the new sewer system mainline extension, the developer
of the Woodlands will be responsible for the financing and construction
of the mainline from the treatment plant to the Woodland's point of
connection. The mainline will be built with sufficient capacity to
accommodate development within the Plan Area as well as new
development in the area and existing uses. Development using the
sewer extension, within fifteen (15) years, will be responsible for
reimbursing the Woodlands developer proportionate to their rate of use.
The City shall assume maintenance responsibilities.
CITY of ArASCADER® 111-5 WOODLANDS SPECIFIC.' PIAN
IMPLEMENTATION
B-1
, r_yr IA1
Storm Drainage System
The developer will design and install all on-site storm drainage
facilities. Irrigation and landscape maintenance will be provided by the
developer for a period of two (2) years after installation. Maintenance
of the storm drain system and the functioning elements of the basins
will be provided by the City of Atascadero using AWPFMAD funds.
e. Lighting
Streetlights shall be installed along all collector and local residential
streets. Street lighting shall be funded as part of street improvements.
Maintenance of all lighting shall be the responsibility of the City using
funds from the AWPFM.AD.
4. Public Safety Facilities
Public safety services and facilities shall be funded through the City of
Atascadero. All new developments shall be charged a fee prior to certificate of
occupancy.
Development within the Plan Area shall be required to mitigate their impact on
the City school system. No school sites or facilities are included in the Plan
consistent with the General Plan. A School Facilities Impact Fee and payment
schedule shall be negotiated with Atascadero Unified School District prior to
certificate of occupancy.
DEVELOPMENT REVIEW & APPROVAL PROCESS
All development within the Plan Area must be consistent with the goals, policies,
standards, and guidelines of this Plan as well as the City's General Plan. Should
inconsistencies arise, the standards and regulations set forth in this Plan shall prevail.
1. Subdivision Process
The subdivision process within the Plan shall be governed by the City of
Atascadero's Subdivision Ordinance and Municipal Code, as well as the State
Subdivision Map Act (California Government Code Sections 66410 et. seq.).
Processing procedures, submittal requirements, and findings required by the
City's Subdivision Ordinance will be enforced as set forth therein.
In addition to the findings required by the Atascadero Subdivision Ordinance,
all tentative map and vesting tentative reap approvals will require adoption of
the following findings.
CITE' OF ATASCADERO III -6 WOODLANDS SPECIFIC PLAN
Fata�i�n ''s
a. The Tentative Map conforms to the requirements of this Plan.
b. The Tentative Map is consistent with any relevant/required mitigation
measures adopted by the Mitigated Negative Declaration, as certified by
the City Council.
C. The Tentative Map is consistent with this Plan as adopted and therefore,
additional environmental review under CEQA is not required (CEQA
Guidelines Section 15182, Public Resources Code 21083, California
Government Codes 65453).
d. The Woodlands will incorporate an Inclusionary Affordable Housing
Plan which will comply with the intent of current City of Atascadero
Inclusionary housing policies. A further discussion of Inclusionary
Affordable Housing requirements is provided in Exhibit 16.
e. As a condition of the Tentative Map approval, prior to final map
recordation the applicant shall enter into a legal agreement with the City
to reserve half of the for -sale dwelling units in the SFR -1, SFR -2, and
MFR districts for sale to residents or workers within the City of
Atascadero. The agreement shall be subject to approval by the City
attorney and is proposed to include the following provisions;
(1) The units shall be offered for sale to residents or workers within
the City of Atascadero for a minimum of 60 -days. ]During this
time period offers may only be accepted from Atascadero
residents or workers.
(2) The applicant shall provide reasonable proof to the City that at
least one of the qualified buyers is a resident or worker within the
City Limits of Atascadero.
(3) The Atascadero resident or worker restriction shall apply to the
initial sale only.
(4) The applicant shall identify which units will be reserved.
f. As a condition of the Tentative Map approval, prior to final map
recordation, the applicant shall provide a detailed cost analysis and
breakdown of all maintenance required and the amount to be billed to
each property annually. The analysis shall include scheduled
maintenance including slurry seals, overlays, etc. The analysis shall
include administrative fees.
CITY OF AFASCADERO III -7 WOODLANDS SPECIFIC PLAN
IMPLEMENTATION
2. Appearance Review Process
The Appearance Review Process within the Plan applies to any proposed
multi- or single-family product and commercial development and shall vary
depending on. the type of project proposed. Processing procedures, submittal
requirements, and findings required by the City will be enforced consistent
with the findings set forth below.
a. Single Family Residential 1, 2, and 3 (SFR-1/SFR-2/SFR-3)
Under the Appearance Review Process, all single-family residential
products require staff level Appearance Review and approval. All
Appearance Review approvals within these Zoning Districts will
require adoption of the following findings.
Findings.
a. The product conforms to the requirements of this Plan.
b. The product is consistent with any relevant/required mitigation measures
adopted by the Mitigated Negative Declaration, as certified by the City
Council.
C. The product is consistent with the standards and requirements of this
Plan as adopted and therefore, additional environmental review under
CEQA is not required (CEQA Guidelines Section 15182, Public
Resources Code 21083, California Government Codes 65453).
d. The product is consistent with the architectural style and standards
attached hereto and made part of the Appendix.
e. Colors and materials shall focus on the use of earth tomes and natural
materials.
b. Single Family Residential 3 (SFR -3)
Under the Appearance Review Process, single-family residential
products within the Single -Family Residential 3 (SFR -3) Zoning
District require staff level Appearance Review and approval. All
Appearance Review approvals within this Zoning District will require
adoption of the following findings.
CITU OF ATASCADERO 111-8 WOODLANDS SPLCII*IC PLAN
3 \rac�x!<.x t.
IMPLEMENTATION
Fndin s
a. The product conforms to the requirements of this Plan.
b. The product is consistent with any relevant/required mitigation measures
adopted by the Mitigated Negative Declaration, as certified by the City
Council.
C. The product is consistent with the standards and requirements of this
Plan as adopted and therefore, additional environmental review under
CEQA is not required (CEQA Guidelines Section 151.82, Public
Resources Code 21083, California Government Codes 65453).
d. The product is consistent with the Conditions, Covenants and
Restrictions (CC&Rs) attached hereto and made a part of Appendix.
e. Colors and materials shall focus on the use of earth tones and natural
materials consistent with the Conditions, Covenants and Restrictions
(CC&Rs).
3. Conditional Use Permit/baster Plan of Development Process
The Conditional Use Permit/Master Plan of Development Process within the
Plan applies to any proposed multi -family or commercial product. Processing
procedures, submittal requirements, and findings required by the City will be
enforced consistent with the findings set forth below.
a. Single Family Residential 3 (SFR -3)
Under the Development Review Process, single-family residential
products within the Single -Family Residential 3 (SFR -3) Zoning
District with modifications to the building envelopes require
Conditional Use Permit review and approval by the Planning
Commission and adoption of the following findings.
CITY OF ATASCADERo I11-9 WOODLANDS SPECIFIC PLAN
IMPLEMENTATION
indipgs
a. Conformance with the findings set forth in the Appearance Review
Process for Single Fancily Residential 3 (SFR -3).
b. Requested modification does not result in any additional adverse visual
impacts.
C. Requested modification does not result in the removal of any additional
oak trees 6" diameter at breast height (dbh) or greater and the overall
tree canopy is not reduced by more than 20%.
d. Oak tree removal is mitigated by replanting the species removed at a
two -to -one ratio.
b. Multi -Family Residential (MFR)
Under the Development Review Process, multi -family residential
products within the Multi Family Residential (MFR) Zoning District
require Conditional Use Permit/Master Plan of Development review
and approval by the Planning Commission. All Conditional Use
Permit/Master Plan of Development approvals within the Multi Family
Residential Zoning District will require adoption of the following
findings.
F��chngs
a. The product conforms to the requirements and intent of this Plan.
b. The product is consistent with any relevant/required mitigation measures
adopted by the Mitigated Negative Declaration, as certified by the City
Council.
C. The product is consistent with the standards and requirements of this
Plan as adopted and therefore, additional environmental review ander
CEQA is not required (CEQA Guidelines Section 15182, Public
Resources Code 21083, California Government Cedes 65453).
d. The product is consistent with the architectural style and standards
attached hereto and made part of the Appendix.
CITY OF ATASCADERO III -10 WOODLANDS SPECIFIC" PLAN
c. Service Commercial -1 (SC -1)
Under the Development Review Process, commercial development
within the Service Commercial - 1 (SC -1) Zoning District requires
Conditional Use Permit/Master Plan of Development review and
approval by the Planning Commission. All Conditional Use
Permit/Master Plan of Development approvals within the Service
Commercial - 1 (SC -1) Zoning District will require adoption of the
following findings.
rindin 's
a. The product conforms to the requirements and intent of this Plan.
b. The product is consistent with any relevant/required mitigation measures
adopted by the Mitigated Negative Declaration, as certified by the City
Council.
C. The product is consistent with the standards and requirements of this
Plan as adopted and therefore, additional environmental review under
CEQA is not required (CEQA Guidelines Section 15182, Public
Resources Code 21083, California Government Codes 65453).
d. All future development shall protect existing trees and hillsides in
accordance with current City Standards.
e.
All future development shall provide adequate landscape screening in
order to mitigate adverse visual impacts from Halcon Road and the
adjacent Railroad.
CITY OF A.TASCADERO III -11 WOODLANDS SPECIFIC TAN
IMPLEMENTATION
THIS PAGE INTENTIONALLY LEFT BLANK
CITY OF ATASCADERO III -12 WOODLANDS SPECIFIC PLAN
AMENDMENT PROCESS
Over time, various sections of this Plan may need to be revised to respond to changing
technical, economic, or political conditions. Section IV of this Plan addresses the
process for amending the Plan. The policies presented in this Plan contain some
degree of flexibility, but any amendments must be judged by relatively fixed criteria.
Section IV is organized into the followin2 subsections:
A. Specific Plan Amendment Process
B. Development Review & Approval Process
CITY OF ATASCADERO IV -1 WOODLANDS SPECIFIC PLAN
A. SPECIFIC PLAN AMENDMENT PROCESS
The following process trust be followed in reviewing any proposed Plan amendments.
1. Specific details of Amendment
Proposals to amend this Plan trust be accompanied by detailed information to
document the change requested. This information should include revised text
(or excerpt therefrom) and revised Land Use Diagram, where relevant,
depicting the amendment requested.
2. Presentation of Deed for Amendment
Since a significant amount of forethought and resources has been invested in
the preparation of this plan, any proposals to amend the Plan must document
the need for such changes. The applicant should indicate the economic, social,
or technical issues that generate the need for amendment.
3. Submittal of Supplemental Studies
Any proposal to amend this Plan must be accompanied by reports or studies
that analyze the amendment's effects, compared to the adopted Plan., on the
following issues.
Platt Aiaaeni�ment Re �rernerits
1. Conformance with the Plan's Goals, Policies, Standards and Intent.
2. Consistency with the Comprehensive Regulations presented in Section II
of the Plan.
3. Compatibility with any approved development that will be affected by
the Plan amendment.
4. Compatibility with existing and planned land uses surrounding the
proposed Plan Amendment, as indicated by the adopted Plan.
5. Analysis of traffic impacts.
6. Consistency with the adopted environmental document.
4. Supplemental Environmental Analysis
The applicant must provide an analysis of the amendment's impacts relative to
the adopted Environmental Document. Depending on the nature of the
amendment, supplemental environmental analysis may be necessary, according
to the Califomi.a Environmental Quality Act (Section 1.5162).
CITY OF ATASCADERO IV -2 WOODLANDS SPECIFIC PLAN
AMENDMENT PROCESS
Iti� f
7-'
5. City Staff Analysis
City staff shall review all of the above -submitted material and provide a staff
report for presentation to the Planning Commission and City Council. Staff
may also request further clarification of the above studies, if necessary. The
staff report will analyze whether the proposed Plan. Amendment is consistent
with the General Plan and whether the need to amend this Plan can be
supported by the conclusions of the supplemental studies. The Planning
Director shall have the authority to determine whether a proposed change is
major or minor. Examples of Major and Minor Amendments are indicated in
Table 10 —Amendment Procedures. With appropriate findings of consistency,
the Director or Planning Commission may authorize a minor change. A major
change must be processed as a full Specific Plan Amendment.
5. Public Hearings
Both the Planning Commission and City Council must hold Public Hearings on
any flan Amendment that constitutes a major change, in accordance with
§65453 of the State Government Code.
T%hh- 12- Amendment Procedure
CITY OF ATASCFiIDERO IV -3 WOODLANDS SPECIFIC PIAN
Update Architectural Styles, floor Plan or
Staff
Details (Minor)
Text clarifications (Minor)
Staff
New Product Type or Architectural Style
Planning Commission
inconsistent with Appendix (Minor)
Change in Text that affect standards or policies
Planning Commission
(Major)
Revised lotting layout or change in unit mix
City Council
(Major)
CITY OF ATASCFiIDERO IV -3 WOODLANDS SPECIFIC PIAN
AMENDMENT PROCESS
THIS PAGE INTENTIONALLY LEFT BLAND
CITY OF ATASCAI)ER0 rV-4 WOODLANDS SPECIFIC PLAN
City of Atascadero
Resolution No.2003-045
Page 29 of 34
EXHIBIT D:Conceptual Site Amenities Plan (Specific Plan Appendix B)
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Resolution No.2003-045
Page 31 of 34
EXHIBIT E:Conceptual Rendered Architectural Elevations with Design Notations
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Resolution No.2003-045
Page 32 of 34
EXHIBIT E:Conceptual Rendered Architectural Elevations with Design Notations (Specific Plan Appendix
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City of Atascadero
Resolution No.2003-045
Page 34 of 34
EXHIBIT F:Affordable Housing Plan (Specific Plan Appendix D)
Affordable Housing Plan 8/21/03
Table 8.21.03
Inclusionary Housing Council Policy Proposed Difference In-Lieu Fee
MFR Units 101 units
20%Affordable 20.2 units
ave.bldg.prmt.valuation $120,000
in-lieu calculation percent 2.5%
in-lieu valuation figure $303,000
(ave.building permit valuation X#of units X 2.5%)
Affordable Distribution
20%Very Low 4.0 units 2.0 apartment units 2.0 units 50.5%
37%Low 7.5 units 5.0 apartment units 2.5 units 33.1%
43%Moderate 8.7 units 8.0 apartment units 0.7 units 7.9%
20.2 units 15.0 units 5.2 units 25.7% $78,000
$772
per unit
Inclusionary Housing Council Policy Proposed Difference In-Lieu Fee
SFR Units 177 units
20%Affordable 35.4 units
ave.bldg.prmt.valuation $181,006
in-lieu calculation percent 2.5%
in-lieu valuation figure $800,952
(ave.building permit valuation X#of units X 2.5%)
Affordable Distribution
100%Moderate 35.4 units 13.0 secondary units
9.0 townhome units
4.0 SFR-1 units
35.4 units 26.0 units 9.4 units 26.6% $212,682
$1,202
per unit
Inclusionary Housing Council Policy Proposed Difference In-Lieu Fee
Total Project Units 278 units
20%Affordable 55.6 units
ave.bldg.prmt.valuation $158,842
in-lieu calculation percent 2.5%
in-lieu valuation figure $1,103,952
(ave.building permit valuation X#of units X 2.5%)
Project affordable totals: 55.6 units 41.0 units 14.6 units 26.3% $290,682
$1,046
per unit