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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, April 1, 2014 – 7:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor (Enter on Lewis Ave./Jr. High School Side)
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Dennis Schmidt
Vice Chairperson Mark Dariz
Commissioner David Bentz
Commissioner Duane Anderson
Commissioner Len Colamarino
Commissioner Christian Cooper
Commissioner Jan Wolff
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes.
Please state your name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
PLANNING COMMISSION BUSINESS
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non-controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON FEBRUARY 18, 2014.
City of Atascadero Planning Commission Agenda Regular Meeting, April 1, 2014
Page 2 of 5
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COMMUNITY DEVELOPMENT STAFF REPORTS - None
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
2. GTE / VERIZON CELL TOWER AT ABC CHURCH
PLN 2013-1484, CONDITIONAL USE PERMIT FOR 6225 ATASCADERO
MALL
Applicant: GTE Mobilnet of Santa Barbara d/b/a Verizon Wireless, C/O Jay Higgins, 211 East
Carrillo Street, Suite 301, Santa Barbara, CA 93101
Owner: Atascadero Bible Church, 6225 Atascadero Ave., Atascadero CA 93422
Project Title: PLN 2013-1484 / CUP 2013-0276
Project Location: 6225 Atascadero Mall. Atascadero, CA 93422
(San Luis Obispo County) APN: 030-192-018
Project
Description:
Applicant is requesting a Conditional Use Permit (CUP) for a cellular communication
facility located at 6225 Atascadero Mall. The projects consists of a seventy five (75)
foot faux-tree pole with nine (9) antennas, an at grade unmanned radio equipment
shelter measuring 11’6” x 16’-10”-1/2” with a backup generator on a 5’x10’ concrete
pad, a new five (5) foot underground fiber route, and the potential to impact nine (9)
native trees. The project requires further environmental review consistent with the
California Environmental Quality Act (CEQA) based on aesthetics, biological
resources, agriculture and forestry resources, and hydrology/water quality.
Zoning: Public (P)
General Plan Designation: Public Facilities (P)
Proposed
Environmental
Determination:
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is
proposed. The Mitigated Negative Declaration is available for public review from
3/13/14 through 4/1/14 at 6500 Palma Avenue, Community Development Department
from 8:30 a.m. to 5:00 p.m. Monday through Thursday, and also available on our
website at www.atascadero.org/environmental docs.
Staff
Recommendation:
Design Review Committee (DRC) recommends approval of the project.
City of Atascadero Planning Commission Agenda Regular Meeting, April 1, 2014
Page 3 of 5
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PUBLIC HEARINGS (CONTINUED)
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
3. Oak Ridge Estates Planned Development Amendment
PLN 2099-0033 / ZCH 2014-0171 CODE TEXT AMENDMENT TO PLANNED
DEVELOPMENT #11 (PD-11) REGARDING OFF-SITE IMPROVEMENT
REQUIREMENTS ALONG STATE ROUTE 41 (MORRO ROAD)
Property Owner: K&M Holdings
Applicants: Castlerock Development, 445 Green Gate Road, San Luis Obispo, CA 93401
Project Title: Oak Ridge Estates Planned Development Amendment
PLN 2099-0033/ZCH 2014-0171: Zone Code Text Amendment to Planned
Development #11 (PD-11) regarding off-site improvement requirements along
State Route 41 (Morro Road) [Oak Ridge Estates]
Project Location: The Oak Ridge Estates project consists of 115 rural residential parcels
covering 802± acres located at the western end of San Marcos Road in
Atascadero, CA 93422. (San Luis Obispo County)
Project
Description:
The project consists of an amendment to the off-site road improvement
standards for PD-11, which covers the Oak Ridge Estates residential
development project. Specifically, Section 9-3.656(c)(3)(v) through (vii) of the
Atascadero Zoning Ordinance will be amended to modify the intersection
improvement requirements at the following locations:
State Route 41 at Los Altos Road
State Route 41 and a private driveway ¼ mile west of Los Altos Road
No changes are proposed within the project boundary.
General Plan Designation: Rural Estates (RE)
Zoning: Residential Suburban / Planned Development #11
(RS / PD-11)
Proposed
Environmental
Determination:
An Addendum to the 1994 project Environmental Impact Report (EIR) [SCH
#94061014] has been prepared for the proposed amendments to PD-11. The
EIR Addendum analyzed the proposed amendments to PD-11 and concluded
that the revised off-site improvement requirements would not result in any new
or substantially more severe impacts than those identified in the original EIR.
Recommendation: Staff is recommending the Planning Commission recommend adoption of the
Addendum and approval of the proposed amendments to PD-11 to the
Atascadero City Council.
City of Atascadero Planning Commission Agenda Regular Meeting, April 1, 2014
Page 4 of 5
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNEMENT
The next regular meeting of the Planning Commission is scheduled for April 15, 2014 at City
Hall Council Chambers, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, April 1, 2014
Page 5 of 5
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into
the record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Commission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a
USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation for the
record. Please check in with the Recording Secretary before the meeting begins to announce your presence and turn
in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
PC Draft Action Minutes of 2/18/14
Page 1 of 3
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, February 18, 2014 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Chairperson Schmidt called the meeting to order at 7:00 p.m. and Commissioner
Colamarino led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Bentz, Cooper, Colamarino, Wolff, Vice
Chairperson Dariz, and Chairperson Schmidt
Absent: None
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director Warren Frace
Assistant Planner Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Colamarino to approve the agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Schmidt closed the Public Comment period.
ITEM NUMBER: ITEM NUMBER: 1
DATE: 4-1-14
PC Draft Action Minutes of 2/18/14
Page 2 of 3
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON FEBRUARY 4, 2014.
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve the consent
calendar.
Motion passed 5:0 by a roll-call vote.
(Cooper, Colamarino abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
1. PLN 2006-1133, ANNUAL HOUSING REPORT
The State of California requires all cities to file an Annual Housing Report to the Department of Housing and
Community Development (HCD). The purpose of the Housing Report is to monitor the implementation of
the City’s General Plan Housing Element and progress toward meeting the City’s Regional Housing Needs
Allocation (RHNA).
Assistant Planner Castillo gave the staff report and he and Director Frace answered
questions from the Commission.
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to recommend the City
Council submit the 2013 Annual General Plan and
Housing Report to the State of California.
Motion passed 7:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
None
PC Draft Action Minutes of 2/18/14
Page 3 of 3
DIRECTORS REPORT
Director Frace stated that the next Planning Commission meeting will be held on
March 4, 2014.
Director Frace gave an update on upcoming Planning Commission items,
including a CUP for the ECHO open meal program, 3F Meadows Amendment,
and Housing Element.
ADJOURNMENT – 7:33 p.m.
The next regular meeting of the Planning Commission is scheduled for March 4, 2014,
at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
t:\~ planning commission\pc minutes\pc minutes 2014\pc draft actn minutes 2 18 14.am.docx
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Atascadero Planning Commission
Staff Report – Community Development Department
Erick Serrano, Planning Intern, 470-3480, eserrano@atascadero.org
Alfredo Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2013-1484 / Conditional Use Permit 2013-0276
Telecommunication Facility with Monopine Pole for Antennas
6225 Atascadero Mall
(Atascadero Bible Church / GTE Mobilenet - Verizon Wireless)
RECOMMENDATION:
DRC Recommends Planning Commission:
Adopt Resolution PC 2014-0007 certifying mitigated negative declaration 2014-003
based on findings and approving the installation of a new seventy-five (75) foot faux-
pine cellular tower; a 195 square foot (sf) equipment shelter, and a backup generator on
a 50 sf concrete pad at APN 030-192-018 (6225 Atascadero Mall) based on findings
and subject to conditions of approval and mitigation monitoring program.
SITUATION AND FACTS:
1. Property Owner: Atascadero Bible Church, PO Box 987, Atascadero,
CA 934223 (APN 030-192-018)
2. Applicant: GTE Mobilnet / Verizon Wireless, 211 East Carrillo
Street Suite 301, Santa Barbara, CA 93101
3. Project Address: 6225 Atascadero Mall, Atascadero, CA
4. General Plan Designation: Public (P)
5. Zoning District: Public (P)
6. Site Area: 3.72 acres
7. Existing Use: Project location is vacant
8. Environmental Status: Mitigated Negative Declaration #2014-003 with Initial
Study
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Surrounding Land Use:
North: Highway 101
South: Open Space
East: High Density Residential
West: Public
DISCUSSION:
DRC Recommendation
A DRC meeting was held to review the project on March 12, 2014, specifically the
appearance and height of the proposed faux-pine cellular tower. The DRC
recommended approval of the project with the following conditions:
Provide Staff the ability to color coordinate the monopine to ensure that it blends
into the surrounding vegetation; and
Allow for the ability to co-locate additional antennas for other wireless providers.
These conditions are included as a part of the conditions for project approval.
Background:
GTE Mobilenet (Verizon Wireless) is proposing the development of a wireless
telecommunications facility behind the existing Atascadero Bible Church (ABC) and
adjacent to Atascadero Creek. Verizon wireless is proposing an additional facility at this
location to enhance its existing coverage for its customers as well as implement faster
wireless technology know as Long Term Evolution (LTE) or 4th generation voice and
broadband communication used by the latest wireless handsets. The applicant is
proposing construction of the following:
seventy-five (75) foot cellular tower (monopine);
at grade radio equipment shelter;
backup generator.
Location
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
The telecommunications facility is to be unmanned. No permanent buildings are
proposed to be removed to accommodate the proposed project, however un-permitted
carports will be removed. A condition has been placed requiring the property owner to
obtain permits for any future carports that are placed on-site (condition 13). The project
has the potential to impact nine (9) native trees through construction near the drip line.
The applicant is not proposing removal of any native trees. Additional environmental
effects on the project have been analyzed as a part of an initial study /mitigated
negative declaration.
Proposed Cellular Tower Location – Existing Conditions
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Analysis:
The wireless telecommunications facility will be located in the rear portion of the lot in a
vacant area behind the primary sanctuary / offices of the Atascadero Bible Church. The
proposed facility is approximately 20-feet away from this building and will be adjacent to
Highway 101, and Atascadero Creek. The proposed project area is approximately 927
square feet. The applicant is proposing new cellular tower measuring 75-feet in height
with nine (9) antennas, an equipment shelter, and a backup generator within the project
area. As a part of this proposal, the applicant is also proposing a 12-foot utility
easement that traverses the parcel to the edge-of-right way along Atascadero Mall and
boring a new underground fiber-optic utility adjacent to the Caltrans right-of-way of
Highway 101.
Proposed Cell
Tower
Existing
Building
Proposed
Equipment Shelter
Proposed Backup
Generator
Site Plan
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Cellular Tower
A portion of the project includes the installation of a seventy-five (75) foot cellular tower
(monopine) with initially nine (9) cellular antennas. The monopine pole structure is
designed to emulate the appearance of a pine tree in order to blend into the surrounding
vegetation.
The proposed monopine, at seventy-five (75) feet will be the tallest structure in the
project vicinity. Construction of the monopine will include materials that mimic the look
of a pine tree; however, the positioning, size, and color of the antennas may be visible
from certain vantage points due to their bulk. The proposed monopine and antennas
can be viewed from various vantage points such as Atascadero Mall, Highway 101,
Santa Ynez Avenue, and the Atascadero Bible Church property. The initial study /
mitigated negative declaration includes mitigation measures to camouflage these
antennas for better blending with the existing vegetation.
The City has a few existing monopine cellular antennas, primarily along El Camino
Real. The nearest monopine antenna is across the freeway located on the Hoff
Property. This monopine antenna is approximately 70-feet in height. The proposed
project monopine antenna is approximately 5-feet taller in height in order for the cellular
antennas to properly provide coverage within a reasonable height distance. Attachment
7 shows a comparison between the existing monopine on the Hoff Property and the
proposed project’s cellular facility.
The DRC is recommending a condition be included (condition 11) that staff approve the
monopine tree color branches to ensure consistency and blending with the surrounding
vegetation.
On-Site Buildings
To support the main cellular tower, a prefabricated equipment shelter measuring
approximately 195 square feet and a backup generator on a 50 sf concrete pad is
proposed. The equipment area that includes the prefabricated equipment shelter and
the backup generator is to be surrounded by a chain link fence. The use of a chain link
fence enclosure will do little to minimize the visual impact the project may have on the
adjacent area. In the past, the City has required equipment shelters to utilize decorative
masonry wall construction when visible to the public. Similar equipment shelters along
El Camino Real have been conditioned to provide this wall and the DRC recommends
that the project be approved with this condition (Condition 12).
Aesthetics
The project site will be situated away from Atascadero Mall minimizing the views from
that area but, the project will be viewable from other vantage points, as described in the
initial study and mitigated negative declaration. The incorporation of a monopine will
help to minimize any significant impacts on aesthetics in the area. However, antennas
and the equipment within the project area will still be viewable from different vantage
points. The mitigated negative declaration and conditions have been included to reduce
the visual impacts of the antennas and the equipment areas.
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Existing Area of proposed Monopine
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Proposed Photo simulation of Monopine
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
General Plan Consistency
The proposed project is consistent with the following General Plan Land Use Element
Goals and Policies:
Goal LOC 15: Provide adequate public services for high-quality, orderly and sensible
growth.
Land Use Policy 15.10: Require public agency and private utility development projects
in the City to conform to City site improvement standards.
Findings
The Planning Commission must make the following findings in order to approve a CUP.
If the Commission chooses to deny the project, the Commission must make specific
findings for denial.
1. The proposed project or use is consistent with the General Plan, as well as the
City’s Appearance Review Manual and any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
Staff Comment:
The proposed project, as recommended by the DRC is consistent with the
Atascadero General Plan as identified by the policies and programs listed above.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: As conditioned, the project satisfies the conditional use permit
provisions for the Atascadero Municipal Code.
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.
Staff Comment: The proposed telecommunication facility will not be detrimental
to the general public or working person’s health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The proposed telecommunications facility is located at the rear
of the site. It is blocked from views from the right-of-way by the existing
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Atascadero Bible Church building, and not visible from the surrounding
neighborhood across Atascadero Creek nor from motorist along Highway 101.
The proposed monopine cellular tower will be visible from the surrounding
neighborhood and motorists off of highway 101, however the monopine tower is
proposed to reduce the bulk and height of a typical cellular tower to reduce
aesthetic impacts and enable the cellular antennas blend in with the existing
vegetation.
5. The proposed use 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.
Staff Comment: The proposed use is an unmanned cellular communication
facility. Periodic maintenance will occur, however this will not generate a volume
of traffic beyond the safe capacity of all roads that access the site.
Based on staff’s analysis in the preceding sections, it appears that all of the required
findings for approval of a Conditional Use Permit can be made.
Environmental Determination
The Initial Study concluded that there would be no significant harm to the environment
as a result of this Conditional Use Permit, when mitigation measures are implemented.
A proposed Mitigated Negative Declaration has been prepared for the project and
certification of the Mitigated Negative Declaration 2014-0003 is included in draft
Planning Commission Resolution 2014-0007.
Conclusion
The proposed wireless telecommunications facility at 6225 Atascadero is consistent
with the underlying zoning and is proposed to be located away from the public right-of-
way. The DRC has reviewed the project and is recommending approval. Based on the
above analysis and incorporated conditions, staff is recommending that the findings for
approval of the CUP are made.
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ALTERNATIVES:
1. The Commission may approve the project with additional or revised project
conditions.
2. The Commission may deny the project if it is found that the required findings cannot
be made. The Commission’s motion to deny must include a finding for denial.
3. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
ATTACHMENTS:
Attachment 1: Location Map (General Plan and Zoning)
Attachment 2: Site Photos
Attachment 3: Site Plan
Attachment 4: Elevations
Attachment 5: Photo simulations
Attachment 6: Monopine Materials
Attachment 7: Monopine Tower Comparison
Attachment 8: Draft Resolution PC 2014-0007
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ATTACHMENT 1: Location Map (General Plan and Zoning)
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
General Plan Designation: Public (P)
Zoning: Public (P)
Project Site
6225 Atascadero Mall
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ATTACHMENT 2: Site Photos
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
Rear of existing ABC Building
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Atascadero Creek Riparian Area
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ATTACHMENT 3: Site Plan
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Attachment 4: Elevations
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Attachment 5: Photo simulations
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
View from Highway 101
View from the Rear of the Property
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Attachment 5: Photo simulations Cont.
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mal
View from Atascadero Mall
View from Santa Ynez
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Attachment 6: Monopine Materials
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
Potential Tree Limb
Potential Tree Bark
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Attachment 7: Monopine Tower Comparison
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
70-feet
75-feet
Existing El Camino Real Monopine
(Hoff Property)
Proposed Monopine – Verizon Wireless
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ATTACHMENT 8: Draft Resolution PC 2014-0007
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
DRAFT RESOLUTION PC 2014-0007
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING
PLN 2013-1484/CONDITIONAL USE PERMIT 2013-0276
TO ALLOW A CELLULAR TELECOMUNICATION FACILITIY
IN PUBLIC ZONE
AT 030-192-018
(6225 ATASCADERO MALL/
ATASCADERO BIBLE CHRCH / GTE MOBILENET)
WHEREAS, an application has been received from Applicant, GTE Mobilnet of Santa
Barbara d/b/a Verizon Wireless Company, (9349 211 East Carrillo Street, Suite 301, Santa
Barbara, CA 93101) and Property Owner, Atascadero Bible Church (PO Box 987, Atascadero,
CA 93422) to consider a Conditional Use Permit (CUP 2013-0276) to a wireless
telecommunications facility at 6225 Atascadero Mall; and,
WHEREAS, the site’s General Plan Designation is Public (P); and,
WHEREAS, the site’s Zoning is Public (P); and,
WHEREAS, a Conditional Use Permit is required for a telecommunications facility in
the Public (P) zone; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS the Planning Commission of the City of Atascadero held a public hearing on
April 1, 2014 to consider the Initial Study and Proposed Mitigated Negative Declaration; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit;
and,
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on April 1, 2014, studied and considered the Conditional Use Permit 2013-
0276, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Certification of Mitigated Negative Declaration the Planning
Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2014-
0003 based on the following findings:
1. The Mitigated Negative Declaration has been completed in compliance with
requirements of the California Environmental Quality Act; and,
2. The project does not have the potential to degrade the environment when mitigation
measures are incorporated into the project; and,
3. The project will not achieve short-term to the disadvantage of long-term
environmental goals when mitigation measures are incorporated into the project; and,
4. The project does not have impacts which are individually limited, but cumulatively
considerable when mitigation measures are incorporated into the project; and,
5. The project will not cause substantial adverse effects on human beings either directly
or indirectly when mitigation measures are incorporated into the project.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan, as well as the City’s
Appearance Review Manual and any pertinent City policy or criteria adopted by
ordinance or resolution of the City Council; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
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. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. 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.
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on April 1st 2014, resolved to approve Conditional Use Permit 2014-0276,
subject to the following:
EXHIBIT A: Initial Study and Mitigated Negative Declaration 2014-0003
EXHIBIT B: Conditions of Approval
EXHIBIT C: Site Plan
EXHIBIT D: Elevations
EXHIBIT E: Equipment / Antenna Layout
EXHIBIT F: Monopine Materials
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Dennis Schmidt
Planning Commission Chairperson
ATTEST:
___________________________________
Warren Frace
Planning Commission Secretary
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT A: Initial Study and Mitigated Negative Declaration
PLN 2013-1484 / CUP 2013-0276
6225 Atascadero Mall
Please See Next Page
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT B: Conditions of Approval
PLN 2013-1484 / CUP 2013-0276
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Planning Department Standard Conditions
1. This Conditional Use Permit shall be for 6225 Atascadero Mall
described on the attached exhibits and located on Assessor
Parcel Number (APN) 030-192-018 regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective
for the purposes of issuing building permits fourteen (14) days
following the Planning Commission approval unless prior to the
time, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
Ongoing PS
3. The Community Development Department shall have the
authority to approve the following minor changes to the project
that (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 Master
Plan of Development.
BP / FM PS, CE
4. Approval of this Conditional Use Permit shall be valid for twenty-
four (24) months after its effective date. At the end of the
period, the approval shall expire and become null and void
unless the project has received a building permit.
BP / FM PS
5. The applicant shall defend, indemnify, and hold harmless the
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by
the City, or any of its entities, concerning the subdivision.
Ongoing
Planning Department Project Conditions
6. All antenna, landscaping, utility placement, and exterior
elevations shall be consistent with Exhibit C through Exhibit F.
BP PS
7. Cellular monopine tower shall not exceed a height of 75-feet,
measured from the highest point of the structure to ground level,
consistent with Exhibit D
BP PS
8. Cellular provider shall be limited to that area which is shown on
Exhibit C. Co-location for additional wireless carriers will be
required to obtain approval of a separate Conditional Use
Permit.
On-Going PS
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
9. Equipment shelter building shall be an earthtone color, to be
approved by Staff at the time of building permit submittal.
BP/FO PS, BS
10. Community Development Department Staff will select final
material colors for the monopine to ensure the cellular facility
blends with existing vegetation
BP/FP PS
11. A split face Masonry wall is to be constructed around the
perimeter of equipment shelter. Masonry wall color must be of
materials consistent with the existing building architecture.
BP/FP PS
12. Replacement of existing carports will require issuance of a
building permit for consistency with the California Building Code
(CBC).
BP PS/BS
Building Division Conditions
13. A building permit is required. All submitted plans shall be in
conformance with the adopted building code at the time of
building permit submittal.
BP/GP BS
Public Works Project Conditions
City Engineer Project Conditions
14. An Encroachment Permit is required (in addition to all other
permits) for the work located in the public R/W (Atascadero
Mall). The plan showing the work in the public R/W shall clearly
identify the following:
a. All existing utilities and proposed crossings
b. The number of conduits, size & depth of the new
facilities
c. One-foot minimum vertical clearance at utility
crossings
d. A minimum horizontal clearance of five feet is required
if installation is proposed parallel to other utilities
e. Any splice boxes or vaults (traffic rated lids are
required)
f. Saw-cut limits (including potholing of all existing utility
crossings associated with the proposed underground
boring operation)
g. A note on the plans shall clearly state that all work in
the public R/W shall comply with City Standard Details
GP, BP CE
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
& Specifications
15. A separate traffic control plan shall be submitted as part of the
encroachment permit application.
GP, BP CE
16. Works hours in the public right-of-way may be restricted at the
time of permit issuance in coordination with the school
schedules. Due to the construction site location (adjacent to two
schools), construction operations shall accommodate both
vehicular and pedestrian traffic at all times. Lane restrictions
during peak commute hours associated with the school
schedule shall not be permitted at any time. Sidewalk closures
will only be permitted when an acceptable alternate route is
provided and approved by the City Engineer or the Public
Works Inspector.
GP, BP CE
City Engineer Standard Conditions
17. Drainage easements shall be obtained by the applicant as
needed to accommodate both public and private drainage
facilities.
GP, BP CE
18. Prior to the issuance of building permits the applicant shall
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.
GP, BP CE
19. All public improvements shall be constructed in conformance
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer
GP, BP CE
20. All utilities shall be undergrounded on project frontage GP, BP CE
Mitigation Monitoring Program
21. Mitigation Measure 1.b.c.1: The proposed cellular tower is to be
a monopine that emulates the surrounding vegetation in the
project vicinity. Additionally, all proposed antennas, nine in total,
are to be camouflage to match the surrounding vegetation. Final
colors are to be approved by staff prior to issuance of building
permits.
BP BS/PS 1.b.c.1
22. Mitigation Measure 1.b.c.2: The project area is to be enclosed
by a masonry wall that is to be consistent with the architectural
construction of the adjacent building. All equipment within the
project area visible from the parking area must be painted to
match the adjacent building. Final colors are to be approved by
staff prior to issuance of building permits.
BP BS/PS 1.b.c.2
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
23. Mitigation Measure 1.d.1: All lighting shall be designed to
eliminate any off site glare. All exterior site lights shall utilize full
cut-off, “hooded” lighting fixtures to prevent offsite light spillage
and glare. Any luminaire pole height shall not exceed 20-feet in
height, limit intensity to 2.0 foot candles at ingress /egress, and
otherwise 0.6 foot candle minimum to 1.0 maximum. No light
shall be permitted to spill off-site. Fixtures shall be shield cut-off
type.
BP BS/PS 1.d.1
24. Mitigation Measure 3.b.1: The project shall be conditioned to
comply with all applicable District regulations pertaining to the
control of fugitive dust (PM-10) as contained in Section 2
“Assessing and Mitigating Construction Impacts.”
2.3.1 Standard Mitigation Measures for Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
Fuel all off-road and portable diesel power equipment with ARB
certified motor vehicle diesel fuel (non-taxed version suitable for
use off-road);
Use diesel construction equipment meeting ARB’s Tier 2
certified engines or cleaner off-road heavy duty diesel engines,
and comply with State off-Road Regulations;
Use on-road heavy duty trucks that meet ARB’s 2007 or cleaner
certification standard for on-road heavy duty diesel engines,
and comply with State On-Road Regulation;
Construction or trucking companies with fleets that do not have
engines in their fleet that meet the engine standards identified in
the above two measures (e.g. captive or NOx exempt area
fleets) may be eligible by proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than
5 minutes. Signs shall be posted in the designated queuing
areas and or job sites to remind drivers and operators of the 5
minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not
permitted;
Staging and queuing areas shall not be located within 1,000
feet of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
Use alternatively fueled construction equipment on- site where
feasible, such as compressed natural gas (CNG), liquefied
natural gas (LNG), propone or biodiesel.
2.3.2 Best Available Control Technology (BACT) for Construction
Equipment
Further reducing emissions by expanding use of Tier 3 and Tier
4 off-road and 2010 on-road compliant engines;
Repowering equipment with the cleanest engines available; and
Installing California Verified Diesel Emissions Control
BP BS/PS 3.b.1
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Strategies. These strategies are listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
2.3.3 Construction Activity Management Plan (CAMP) and Off-site
Mitigation
A Dust Control Management Plan that encompasses all, but is
not limited to, dust control measures that were listed in the “dust
control” measures section in the SLO County APCD CEQA Air
Quality Handbook
Tabulation of on and off-road construction equipment (age,
horse-power and miles and/or hours of operation);
Schedule construction truck trips during non-peak hours to
reduce peak hour emissions;
Limit the length of the construction work day period, if
necessary; and,
Phase construction activities, if appropriate.
2.4 Fugitive Dust Mitigation Measures: Expanded List
A. Reduce the amount of the disturbed areas 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 stock pile areas should be sprayed daily as needed;
D. Permanent dust control measures identified in the approved
project revegtaion 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, non-invasive grass seed and water until
vegetation is established;
F. All disturbed soil area not subject to revegetation 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
completed 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 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;
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
L. All of these fugitive dust mitigation measures shall be shown on
grading and building plans;
M. The contractor or builder shall designate a person or person to
monitor the fugitive dust emissions and enhance the
implementation of the measures as necessary to minimize dust
complains, reduce visible emission below 20% opacity, and to
prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in
progress. The name and telephone number of such persons
shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
25. Mitigation Measure 3.b.2: The project shall be conditioned to
comply with all applicable APCD regulations pertaining to
Naturally Occurring Asbestos (NOA). Prior to any grading
activities a geologic evaluation should be conducted to
determine if NOA is present within the area that will be
disturbed. If NOA is not present, and exemptions request must
be filed with the District. If NOA is found at the site, the applicant
must comply with all requirements outlined in the Asbestos
ATCM. This may include development of an Asbestos Dust
Mitigation Plan and an Asbestos Health and Safety program for
approval by the APCD. Technical Appendix 4.4 of the SLO
County APCD CEQA Air Quality Handbook includes a map of
zones throughout San Luis Obispo County where NOA has
been found and geological evaluation is required prior to any
grading.
BP BS/PS 3.b.2
26. Mitigation Measure 3.b.3 Developmental burning of vegetative
material is prohibited within San Luis Obispo County.
BP BS/PS 3.b.3
27. Mitigation Measure 4.b.1: All construction related activities are
to remain outside of the riparian habitat. The applicant will place
protective fencing around the riparian habitat to ensure no
activities occur in the area.
BP BS/PS 4.b.1
28. Mitigation Measure 4.e.1: Prior to the issuance of a building
permit, the applicant will submit a Tree Protection Plan prepared
by a Certified Arborist. Tree protection fencing shall be installed
at locations identified in the Tree Protection plan. An inspection
of the tree fencing shall be done by City staff prior to issuance of
building permits.
BP BS/PS 4.e.1
29. Mitigation Measure 4.e.2: Grading and excavation and grading
work shall be consistent with the City of Atascadero Tree
Ordinance. Special precautions when working around native
trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be
BP BS/PS 4.e.2
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
pruned prior to any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the drip
line of all trees.
5. All trees within twenty feet of construction work shall be fenced
for protection with 4-foot chain link, snow or safety fencing
placed per the approved tree protection plan. Tree protection
fencing shall be in place prior to any site excavation or grading.
Fencing shall remain in place until completion of all construction
activities.
6. Any roots that are encountered during excavation shall be clean
cut by hand and sealed with an approved tree seal.
7. Utilities such as water, gas, power, cable, storm drainage, and
sewer should be redirected from under the canopy of any trees
that are to remain.
8. Where a building is placed within the canopy of a tree the
foundation should be redesigned so that it bridges across any
root systems.
9. Any foundation or other structure that encroaches within the
drip line of trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction
equipment.
30. Mitigation Measure 4.e.3: The developer shall contract with a
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion, as follows:
(a) A pre-construction meeting shall take place on site with engineering
/planning staff, grading equipment operators, project superintendent,
and the project arborist 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 prior to the meeting. Tree protection
fencing shall be installed at the line of encroachment into the tree’s
root zone area. The pre-construction meeting shall take place prior
to permit issuance.
(c) Upon project completion and prior to final occupancy 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.
BP BS/PS 4.e.3
31. Mitigation Measure 4.e.4: All utilities shall be located
underground, and avoid the drip line of trees whenever feasible.
BP PS 4.e.4
32. Mitigation Measure 4.e.5: If grading is to occur, erosion control
hydro seed/slope stabilization shall consist of native species
matching the existing plant species within the tributary stream.
BP PS 4.e.5
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
The seed and plant material shall not contain any introduced
plant species.
33. Mitigation 5.b.1: In the event that archaeological resources are
discovered on the property, all work on the project shall stop.
When a project will impact an archeological site, the Atascadero
Community Development Department shall first determine
whether the site is a historical resource. If a lead agency
determines that the archaeological site is an historical resource,
it shall refer to the Public Resources Code Sections for
guidance. If an archaeological resource is neither a unique
archaeological nor an historical resource, the effects of the
project on those resources shall not be considered a significant
effect on the environment.
BP/GP PS/BS 5.b.1
34. Mitigation 5.d.1: In the event that human remains are
discovered on the property, all work on the project shall stop
and the Atascadero Police Department and the County Coroner
shall be contacted. The Atascadero Community Development
Department shall be notified. If the human remains are
identified as being Native American, the California Native
American Heritage Commission (NAHC) shall be contacted at
(916) 653-4082 within 24 hours. A representative from both the
Chumash Tribe and the Salinan Tribe shall be notified and
present during the excavation of any remains.
Ongoing PS 5.d.1
35. Mitigation Measure 6.a.1: Prior to the issuance of building
permits, the applicant will submit a soils report to building
department. The soils report will ensure that the proposed
project site and building location will not be subject to geological
events.
BP CE 6.a.1
36. Mitigation Measure 6.b.1: Any grading 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.
BP BS/PS 6.b.1
37. Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro
seeded 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.
BP BS/PS 6.b.2
38. Mitigation Measure 6.c.d.1: A soils report shall be required to
be submitted with a building permit by the building department.
The building plans will be required to follow the
BP BS/PS 6.c.d.1
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
Conditions of Approval / Mitigation Monitoring Program
PLN-2013-1484 / CUP 2013-0276
6225 ATASCADERO MALL
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
recommendations of the soils report to assure safety for
residents and buildings. The property contains no unusual
geological formations.
39. Mitigation Measure 9.e.f.1: The developer is responsible for
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.
BP BS/PS 9.e.f.1
40. Mitigation Measure 9.g.h.i: Prior to construction, the developer
must demonstrate that the proposed building site and structures
are above the 0.2 percent flood plain.
BP BS/PS 9.g.h.i.1
41. Mitigation Measure 12.c.1: The noise level of any equipment on
the site shall not exceed 50db at any property line. The
applicant shall provide an acoustical analysis verifying that the
site will be in compliance with these standards prior to the
issuance of the building permit.
BP BS/PS 12.c.1
42. Mitigation Measure 12.d.1: All construction activities shall
comply with the City of Atascadero Noise Ordinance for hours of
operation.
BP BS/PS 12.d.1
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT C: Site Plan
PLN 2013-1484 / CUP 2013-0276
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT D: Elevations
PLN 2013-1484 / CUP 2013-0276
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT E: Site Layout
PLN 2013-1484 / CUP 2013-0276
Masonry Wall to be constructed along perimeter of
equipment shelter / generator pad
ITEM NUMBER: ITEM NUMBER: 2
DATE: 04-01-14
EXHIBIT F: Monopine Materials
PLN 2013-1484 / CUP 2013-0276
Potential Tree Limb
Potential Tree Bark
Final Material Colors to be select by City Staff at time of
building permit issuance.
ITEM NUMBER: 3
DATE: 04-01-14
Atascadero Planning Commission
Staff Report – Community Development Department
PLN 2099-0033 / ZCH 2014-0171
Oak Ridge Estates / 3F Meadows
PD-11 Text Amendment and
EIR Addendum
(Castlerock Development / KM Holdings)
RECOMMENDATION:
Staff Recommends:
1. Adopt Planning Commission Resolution PC 2014-0005 recommending to the City
Council approval of the Environmental Impact Report Addendum for the PD-11
amendment for the Oak Ridge Estates/3-F Meadows project; and,
2. Adopt Planning Commission Resolution PC 2014-0006 recommending that the
City Council introduce for first reading, an ordinance amending PD-11 for the
Oak Ridge Estates/3-F Meadows project.
REPORT IN BRIEF
The project consists of a proposed amendment to Planned Development 11 (PD-11)
which is referred to as the 3-F Meadows or Oak Ridge Estates project. The City
adopted PD-11 in 1995 as part of the Atascadero Zoning Ordinance to provide
development requirements and standards for Oak Ridge Estates (project). The
proposed PD-11 amendments are limited to the following off-site improvement
requirements:
1. Intersection improvements at the State Route 41 and Los Altos Road.
2. Intersection improvements at the State Route 41 and the driveway serving Lots
109-112.
The amendments are required in order to bring the 1995 project requirements in line
with current Caltrans improvements standards. A project specific Traffic Report has
been prepared by W-Trans to analyze the proposed amendments. Based on the
conclusions of the Traffic Report, staff prepared an Environmental Impact Report (EIR)
ITEM NUMBER: 3
DATE: 04-01-14
Addendum which concludes that the proposed amendments to PD-11 are consistent
with the original 1995 project EIR.
Project Map and Setting
The Planning Commission will be acting as an advisory body and will be making a
recommendation to the City Council. The final decision regarding the PD-11
amendment and Environmental Impact Report Addendum will be made by the City
Council.
San Marcos project
entry (existing)
Cenegal Road project
entry (future)
ITEM NUMBER: 3
DATE: 04-01-14
DISCUSSION:
Background
1. Project History
The original 3-F Meadows Ranch project was approved by the City Council in February
1995. The project included a lot line adjustment map (LLA 94005), a zone change
(ZCH 94-001) which created the Planned Development 11 (PD-11) zoning district, a
Colony Road abandonment (RA 94-001), and the certification of an Environmental
Impact Report.
The purpose of the project was to reconfigurd 115 existing residential Colony Lots on
approximately 802± acres into a new configuration that would minimize grading and
environmental impacts while creating open space preserves at the same time.
Attachment 1 shows the approved project and off-site improvement requirements, which
include:
111 single-family residential lots with 39 acres of conservation easements
One (1) lot for an Atascadero Mutual Water Company water tank
Three (3) open space lots consisting of a total of 256 acres
Project construction began in 2003. Permits for 26 single-family homes have been
issued and 25 permits have been finaled. As a result of the economic downturn,
construction on the project slowed after 2006. The last housing permit was issued in
the summer of 2007, after which time the City stopped issuing building permits.
2. Project Moratorium
On March 8, 2010, the City issued a letter (Attachment 2) notifying the developer that
the project was out of compliance with PD-11’s off-site road improvement requirements
for:
Curve widenings on Los Altos Road
Intersection improvements at State Route 41 and Los Altos Road.
The PD required these improvements to be completed within the following timeframe:
When the average daily trips (ADT) on Los Altos Road reaches five hundred
(500) vehicles per day; or,
With the development of the twenty-seventh lot in Phase 1; or,
Within three (3) years of the issuance of building permits for Phase 1, whichever
is earlier.
Since the off-site improvements were not completed within the three year time frame,
the letter stated that no additional residential building permits would be issued until the
project was in compliance with the requirements of PD-11. The current suspension of
project residential permitting is preventing the construction of additional dwelling units
ITEM NUMBER: 3
DATE: 04-01-14
that would contribute additional traffic to Los Altos/SR41. Therefore, there are currently
no potential public safety issues caused by the non-compliance with PD-11. However,
Castlerock is working to design and complete the required off-site improvements at the
State Route 41 / Los Altos intersection so permit issuance may resume.
3. PD-11 Requirements
The City adopted PD-11 as part of the Atascadero Zoning Ordinance, Section 9-3.656,
to provide development requirements and standards for Oak Ridge Estates (project).
Because the project was a lot line adjustment rather than a tentative tract map, the City
could not apply project conditions to the map. As a result, the project conditions were
written into the zoning ordinance as PD-11 (Attachment 3). The PD-11 requirements
are organized as follows:
Planning Requirements
Fire Department Requirements
Engineering Requirements
o On-site road improvements
o Off-site improvements (this section is proposed for amendment)
o Drainage
o Utilities
Planned Development 11 currently requires off-site road improvements for the
intersection of State Route 41 and Los Altos Road. The offsite improvements should
have been completed within three years of the issuance of housing permits. However,
due to changes in Caltrans requirements, the Developer has been unable to secure a
Caltrans encroachment permit that would allow the construction of improvements at the
State Route 41 / Los Altos Road intersection,
Current Planned Development 11 Requirements
State Route 41 / Los Altos Road Intersection
1. A Left-turn lane shall be constructed on State Highway 41 for eastbound traffic
entering Los Altos Road.
(PD-11 section 9-3.656(3)(v))
2. Vehicle refuge lanes shall be constructed for vehicles turning left onto State Highway
41 from Los Altos Road.
(PD-11 section 9-3.656(3)(vi))
3. Provide a minimum of five hundred fifty (550) feet of sight distance at the
intersection of Los Altos Road and State Highway 41.
(PD-11 section 9-3.656(3)(vii))
4. Advisory and warning signage shall be installed along State Highway 41 to advise
drivers of the approaching intersection with Los Altos Road.
(PD-11 section 9-3.656(3)(viii))
ITEM NUMBER: 3
DATE: 04-01-14
5. Designated right-turn lane shall be constructed on State Highway 41 for westbound
traffic entering Los Altos Road.
(PD-11 section 9-3.656(3)(ix))
4. Previous Amendment Requests
2005 Amendment Request
The applicant began working with Caltrans on the State Route 41 / Los Alto s
intersection improvements when the project began in 2001. After a number of years of
discussions with Caltrans, the Developer was notified by Caltrans on June 15, 2005
(see following page) that the right turn lane would lead to significant environmental
impacts resulting from widening the highway into a creek. Caltrans directed the
applicant (Castlerock) to submit plans for a right-turn taper as the preferred intersection
improvement rather than a separate right turn lane (“channelization”). The Developer
notified the City that Caltrans would not issue an encroachment permit for the right turn
lane required by PD-11. Consistent with Caltrans direction, the developer requested a
right-turn taper be substituted for the right-turn requirement. The City Engineer decided
to present the request to the City Council for a determination since the intersection
improvements are contained in the Zoning Ordinance under PD-11. The issue was
agendized for a City Council hearing in 2005. Following lengthy testimony from the
applicant, Caltrans, and the neighborhood, the Council determined that there was not
sufficient analysis of the safety issues and denied the applicant’s request on a 5-0 vote.
2012 Amendment Request
From 2006 to 2011, the applicant continued to work with Caltrans in an attempt to
acquire an encroachment permit for the State Route 41 / Los Altos intersection. When
these efforts were unsuccessful, the applicant requested in 2012 the issue be brought
back to the City Council for further consideration. At the April 10, 2012 City Council
meeting, staff recommended that Council accept a recommendation from the Acting
City Engineer’s that the right-turn taper be substituted for the right-turn lane based on
Caltrans previous direction that it is the preferred improvement. It was assumed the
Acting City Engineer had the authority to make design level decisions for public
improvement projects. Council accepted the Acting City Engineer’s decision, however,
this decision was reversed when it was discovered that the Council’s 2005 decision on
the project prevented staff from changing the requirements. It was determined the
Council should make the final determination on any off-site improvement requirements
or changes.
2013 Amendment Request
This issue was again presented to Council May 14, 2013. Staff reiterated the current
issues regarding the right-turn taper vs. right-turn lane, provided technical information
regarding the improvements and provided Council with options for changing the right-
turn requirements for the project. Council directed staff to formally amend the PD-11
code text and bring the project back for Council review and approval. Since the same
issues exist at the State Route 41 / driveway 109-112 driveway intersection, those
standards are being updated concurrently.
ITEM NUMBER: 3
DATE: 04-01-14
June 15, 2005 Caltrans letter directing applicant not to build a right turn lane
ITEM NUMBER: 3
DATE: 04-01-14
5. 2014 Amendment Request Process
Staff has prepared this staff report and PD-11 amendment in response to the City
Council’s 2013 direction. The PD-11 amendment consists of three key components:
W-Trans Traffic Report
PD-11 Code Text Amendment
Environmental Impact Report Addendum
W-Trans Traffic Report
The City hired the Traffic Engineer, W-Trans Inc., to complete a Traffic Report to
analyze the potential impact of changing the project requirements for State Route 41 /
Los Altos Road Intersection and the State Route 41 / Lots 109-112 driveway
intersection. The traffic consultant costs were paid by the applicant. The Traffic Report
is included as Attachment 8, Exhibit E. Staff subsequently sent the Traffic Report and
amended PD-11 language modifications to Caltrans for review and concurrence.
PD-11 Code Text Amendment
Based on the results of the Traffic Report, staff developed draft PD-11 language
changes that correlate to the improvements identified as being warranted in the Traffic
Report. The proposed amendments to PD-11 would modify the requirements for the
off-site improvements at State Route 41 / Los Altos Road Intersection and the State
Route 41 / Lots 109-112 driveway intersection. The proposed amendment will modify
the following sections of PD-11 (a complete analysis of these amendments follows in
section “9. Planned Development 11 Amendments – Detailed Analysis”:
1. Left-turn lane requirements on State Highway 41.
2. Vehicle refuge lanes for vehicles turning left onto State Highway 41.
3. Minimum sight distance for intersections on State Highway 41.
4. Advisory and warning signage on State Highway 41.
5. Right-turn lane requirements on State Highway 41.
No other changes or discretionary approvals are proposed for or to the number, location
or development of any residential lots, roads or any other aspects of the 3F Meadows
Project.
These proposed changes were analyzed in the traffic report and reviewed by Caltrans.
Caltrans has subsequently provided the City with a confirmation letter that it has no
objections to the draft PD-11 language. Caltrans’s confirmation letter is included as
Attachment 4. A detailed explanation of the PD-11 changes is contained in the next
section of this staff report.
ITEM NUMBER: 3
DATE: 04-01-14
Environmental Impact Report Addendum
The third part of the PD-11 amendment process is the Environmental Impact Report
(EIR) Addendum. The EIR Addendum evaluates the proposed PD-11 changes against
the off-site traffic mitigation measures identified in the original 3-F Meadows EIR.
These EIR traffic mitigation measures were incorporated into the PD-11 standards for
the 3-F Meadows Project.
The EIR Addendum concluded that it is acceptable for the City to modify some of the
traffic mitigation measures for the following reasons:
The modifications will avoid creating new, more severe, significant adverse
environmental impacts; and,
The proposed road improvements would be constructed consistent with current
Caltrans recommendations and standards; and,
The modifications will not create any new, significant traffic impacts.
As demonstrated in the attached EIR Addendum (Attachment 8), no further
environmental review beyond the EIR Addendum is necessary due to the fact that the
proposed changes to the PD-11 will not result in any new or more severe environmental
impacts. The conclusion of the EIR Addendum States:
“…Based on the analysis in this Addendum and its exhibits, the City
concludes that a subsequent EIR is not necessary as the proposed
changes to PD-11 are minor in nature in that they do not result in any new
significant adverse environmental impacts or an increase in the severity of
impacts previously identified in the 3F Meadows EIR. In fact, the changes
are decidedly beneficial from an environmental impact and public safety
point of view as they avoid the creation of a new significant adverse
impact (associated with the original PD-11 requirement that State Route
41 be widened to facilitate construction of a new dedicated right-turn lane
from westbound State Route 41 onto Los Altos Road) and generally
provide updates to modernize and ensure that the improvements that are
necessary are built to current Caltrans Design Standards…”
ITEM NUMBER: 3
DATE: 04-01-14
Summary of 2013/14 amendment process
The amendment process consists of the following steps:
Step Status
Prepare a Traffic Report to analyze current and future traffic
conditions at the State Route 41 / Los Altos Road intersection
and the State Route 41 / Lots 109-112 driveway intersection.
Complete
Develop draft PD-11 amendment language that reflect the
warranted improvements at the State Route 41 / Los Altos Road
intersection and the State Route 41 / Lots 109-112 driveway
intersection.
Complete
Coordination with Caltrans regarding the proposed PD-11
amendments and Traffic Report in order to obtain Caltrans
concurrence on proposed changes.
Complete
Prepare an EIR Addendum for the 1995 3-F Meadows (original
development name) Final Environmental Impact Report that
evaluates the proposed PD-11 changes.
Complete
Planning Commission hearing to consider a recommendation to
the City Council regarding the proposed amendment.
Current
City Council Meeting to consider proposed PD11 amendments
at first reading.
Pending
City Council Meeting to consider the proposed PD11
amendments at second reading. Pending
ITEM NUMBER: 3
DATE: 04-01-14
Analysis
6. Project Circulation Access Points
Oak Ridge Estates (formally known as 3-F Meadows) has three access points:
San Marcos Road via Los Altos Road and State Route 41 (current project
access point)
Cenegal Road via Laurel and Santa Lucia Roads (future access point)
Private Driveway to Cholare Road off of State Route 41 (access to lots 109-112
only)
The first access is arrived at via the Highway 41/Los Altos Road intersection. From Los
Altos Road you travel east to San Marcos Road and the development is at the end of
San Marcos Road. The second access is from Santa Lucia Road via Laurel and
Cenegal Roads. This connection has not been built and must be completed as part of a
later phase. The Final EIR assumed that half of the project traffic would access Oak
Ridge estates from each access point. Two road access routes are required to ensure
adequate evacuation routes and traffic circulation. The maps on the next two pages
show the access points.
Lots 109-112 have a separate access point off of Highway 41. Lots 109-112 take
access from an existing private driveway serving four adjacent lots. This access serves
four existing single-family residential lots and the four proposed Oak Ridge Estates lots
(Lots 109-122). The Applicant has a driveway easement across three of the adjacent
lots, as shown on the next page. The easement then reconnects with Cholare Road
and a private access easement that runs across lots 109-112. A picture of the drive
approach is shown below.
The driveway serving Lots 109-112. Picture looking eastbound on Highway 41
ITEM NUMBER: 3
DATE: 04-01-14
Lot 109 – 112 Location Map
Existing lots on
State Route 41
(not part of Oak
Ridge Estates
Lots 109 - 112
(part of Oak Ridge
Estates
Existing driveway on State Route
41 (future access to lots 109-112
Future driveway connection
to lots 109-112
ITEM NUMBER: 3
DATE: 04-01-14
Project Map and Access Points
Santa Lucia
access via
Laurel and
Cenegal Roads
Intersection of
State Route 41
and Los Altos
Road
Intersection of
State Route 41
and the
driveway for lots
109-112
PD-11 / 3-F
Meadows / Oak
Ridge Estates
project boundary
San Marcos project
entry (existing)
Cenegal Road project
entry (future)
ITEM NUMBER: 3
DATE: 04-01-14
7. Traffic Report
Staff evaluated the existing traffic reports to determine if they would provide enough
information to support the PD-11 amendment process. Staff determined that the
previous traffic reports did not provide the analysis needed to support the PD-11
modifications and supporting EIR Addendum. In addition, the previous traffic analysis
did not address the intersection of the driveway accessing Lots 109-112 from Highway
41. Staff also wanted to consider questions and information that had been raised or
provided in previous City Council meetings. Therefore, the Applicant funded, and the
City retained, W-Trans to provide an overall evaluation of current and future traffic
conditions resulting from the development and adjacent traffic shed.
The following comments, data and information were used to develop the February 4,
2014 Traffic Report:
1. Current Traffic Counts for Los Altos Road and Highway 41. These rates were
collected when school was in session. (Collecting traffic volumes when school
is in session is standard and was also a concern brought up at previous
Council meeting regarding the traffic counts existing at that time.)
2. Current and Future Development information for Oak Ridge Estates.
3. Current and Future Development information for the developed and vacant lots
accessing Los Altos Road outside of the development. (Inclusion of trips from
existing development and potential development outside Oakridge Estates was
a concern noted at a previous Council meeting. The additional trips were
included in the Traffic Report so a conservative estimate of traffic conditions
would be developed.)
4. Anticipated number of second units that could be developed in the traffic shed.
(Inclusion of trips generated by the potential development of additional second
units was a concern noted at a previous Council meeting. The trips generated
by four additional second units were included so a conservative estimate of
traffic conditions would be developed. The four unit estimate is double the
existing second unit construction for areas around the development)
5. The 2013 version of the San Luis Obispo of Governments 2035 Traffic Growth
Model for Highway 41. This model was used to estimate the growth of turning
movements not related to the project over time. The model predicts future
growth to 2035.
6. Highway Patrol Collision History for a five year period published in the
Statewide Integrated Traffic Records System.
7. Collision Review Results Memo from Central Coast Transportation Consulting
(provided by Mr. Mitch Paskin). This information was evaluated in and
incorporated where appropriate. W-Trans also provided a memo response to
ITEM NUMBER: 3
DATE: 04-01-14
the Central Coast Transportation memo. The response is included as
Attachment 7.
8. Traffic Report Conclusions and Recommendations
The W-trans traffic analysis utilized the above information to determine the following for
the existing, future and future plus project scenarios:
Levels of service calculations for roads and intersections
Determine if Los Altos Road/Highway 41 intersection collisions exceeded
statewide standards
Determine the type of improvement that would be warranted at both intersections
with Highway 41.
The Traffic Report presented several conclusions and recommendations that staff used
to modify PD-11 and support the FEIR Addendum. Significant conclusions and
recommendations include:
The State Route 41 / Los Altos Road intersection operates at an acceptable level
of service in the existing, future and future plus project conditions. Therefore,
a left-turn refuge/acceleration lane, for cars turning left onto Highway 41, is not
warranted.
A right-turn taper is warranted under future plus project conditions at the State
Route 41 / Los Altos Road intersection.
A right-turn lane at the State Route 41 / Los Altos Road intersection not
warranted under any future traffic scenario. (Note: the trigger for a full right-turn
lane would be construction of all of Oak Ridge Estates plus an additional 112
single-family residential houses.)
At the State Route 41 / Lots 109-112 driveway intersection, the existing, future
and future plus project scenarios do not warrant the need for either a left-turn
lane, right-turn lane, right-turn taper or left-turn acceleration/refuge lane.
The existing right-turn taper at the State Route 41 / Los Altos Road intersection
should be evaluated to determine if it meets current Caltrans standards. If it
does not meet the standard, the existing taper should be improved to meet the
applicable Caltrans design standards.
The conclusions and recommendations from the Traffic Report were subsequently used
to develop draft Planned Development 11 language, as discussed below.
9. Planned Development 11 Amendments – Detailed Analysis
As previously discussed, Planned Development 11 (PD-11) is in the Municipal Code
and contains the conditions of approval for the Oakridge Estates Development. PD-11
ITEM NUMBER: 3
DATE: 04-01-14
provides development requirements for on and off-site roads, fire protection and other
planning development standards. City staff developed the proposed modified PD-11
language to reflect the Traffic Report conclusions and recommendations. The entire
draft PD-11 language is provided as Attachment 4.
Staff provided Caltrans with copies of the traffic report and draft amended PD-11
language for review and concurrence. Caltrans provided a letter stating that Caltrans
has no objections to the proposed PD-11 revisions. The letter is included as Exihibit F to
the EIR Addendum in Attachment 4.
The proposed PD-11 amendments consist of the following, and timing requirements are
discussed after the description of the PD-11 changes:
Left-turn lane improvements - Section 9-3.656(c)(3)(v)
The Traffic Report identified that a left-turn lane is warranted for the intersection of
Highway 41 and Los Altos Road. A left-turn lane already exists in this location
therefore; Caltrans requested language clarifying that the applicant will be required to
upgrade the left-turn lane to Caltrans’s satisfaction. In addition, Caltrans requested that
the left-turn lane be retained at the Driveway serving lots 109-112. The left-turn lane is
not warranted according to the Traffic Report. Therefore, the City and Caltrans staff
agreed to include a provision that would relieve the Applicant of completing the left-turn
lane improvements should Caltrans determine that a left-turn lane is not required. This
will allow the Applicant to move forward with the project should a left-turn lane no longer
be needed. Caltrans expects that the left-turn lane will be required.
The following paragraphs show the proposed left-turn lane modification in strike out and
italics for inserted language for the left-turn lanes:
ITEM NUMBER: 3
DATE: 04-01-14
PD-11 Text Amendment:
Left-turn lane improvements - Section 9-3.656(c)(3)(v)
Vehicle Refuge Lane improvements - Section 9-3.656(c)(3)(vi):
The Traffic Report provides the Level of Service related to vehicle delay for vehicles
turning left onto Highway 41 at Los Altos Road. Level of Service is used as an
indication of how much time delay a person will experience at an intersection because
of traffic congestion. Level of Service was not provided at the driveway serving Lots
109-112 because of the very small amount of traffic that the four lots will generate.
Therefore, the Level of Service will not change significantly. The Traffic Report indicates
that the Los Altos Road intersection will operate satisfactory at a Level of Service C or
better during peak traffic hour. This means that motorists will not have to sit and wai t
very long before they have an opportunity to pull out onto State Route 41. The City has
therefore removed the requirement to install refuge lanes for each intersection since the
delay does not warrant refuge lane improvements.
ITEM NUMBER: 3
DATE: 04-01-14
However, Caltrans is requiring that the drive approach for the Driveway serving Lots
109-112 be brought up to current drive approach design standards. This means that
the applicant will need to provide a plan showing what improvements need to be made
to the driveway approach before a building permit can be obtained for any of the lots.
The Draft plans that the Applicant has submitted to Caltrans include a painted median in
the same location where a refuge lane would be. This painted median is not specifically
for refuge but it does provide an area for cars in the event of a conflict. This painted
median is required since there is a left-turn lane on the other side of the intersection.
The purpose of the painted median is to channelize on-coming traffic to the right, in
order to protect the left turn lane:
ITEM NUMBER: 3
DATE: 04-01-14
PD-11 Text Amendment:
Vehicle Refuge Lane improvements - Section 9-3.656(c)(3)(vi):
Sight Distance Improvements - Section 9-3.656(c)(3)(vii):
Sight Distance improvements have been modified to include interim improvements at
the intersection of Los Altos Road and Highway 41. Long-term improvement
requirements remain the same for both intersections. Short-term improvements include
interim safety signage were added in response to comments at previous Council
meetings that site-distance is an overall concern. The interim improvements consist of
improving site distance at the Los Altos Road Intersection as permitted by Caltrans and
relevant permitting agencies (e.g. Fish and Wildlife). The Applicant recently performed
interim sight distance improvements last month. The timing triggers for the interim
improvements and maintenance is yearly by September 15 th until the final
improvements are completed. Timing triggers are discussed below. The proposed PD-
11 language consists of the following:
ITEM NUMBER: 3
DATE: 04-01-14
PD-11 Text Amendment:
Sight Distance Improvements - Section 9-3.656(c)(3)(vii):
ITEM NUMBER: 3
DATE: 04-01-14
Figure 2 - Painted Median
Advisory and Warning Signage Improvement 9-3.656(c)(3)(viii):
The Advisory and Warning Signage Improvement requirements have
been modified to include interim improvements at the intersection of Los Altos Road and
Highway 41. The interim improvements must be constructed within six months of the
adoption of the PD-11 amendments. Short-term improvements were added in response
to comments at previous Council Meetings that warning signage may not be adequate
at this intersection. The interim improvements consist of the installation of appropriate
signage prior to the Los Altos Road Intersection. All signage improvements will be
subject to the approval of Caltrans.
Long-term sight distance improvement requirements remain the same for both
intersections. The timing triggers for the long-term improvements and maintenance is
discussed below and is tied to the right-turn taper improvements. The proposed PD-11
language consists of the following:
Painted Median Location
Protects left turn lane
Typical Vehicle
ITEM NUMBER: 3
DATE: 04-01-14
PD-11 Text Amendment:
Advisory and Warning Signage Improvement 9-3.656(c)(3)(viii):
Right Turn Lane Improvements - Section 9-3.656(c)(3)(ix):
Planned Development 11 requires the applicant to install right-turn lanes on State Route
41 and at the Driveway serving Lots 109-112. The Traffic Report results indicate that a
right-turn lane is not warranted for either intersection. The right-turn lane at Los Altos
Road is not warranted since the number of units being built, under future plus all other
expected development scenario (worst case), does not generate enough right-turns at
the intersection. The Traffic Report indicates that an additional 112 units are required,
above the number planned or expected, in order to trigger the need for right-turn
improvements.
The traffic report indicates that a right-turn taper is warranted at the Los Altos Road
intersection. Therefore, staff has modified PD-11 to reflect the right-turn taper warrant.
Timing and warrants are discussed on the next page. The right-turn taper
improvements are shown in Figure 3.
ITEM NUMBER: 3
DATE: 04-01-14
Figure 3 – Right-turn Taper Widening
Lastly, a right-turn lane is not warranted at the Driveway serving lots 109-112 based on
the Traffic Report results. The four project lots and the existing lots served by the
driveway do not generate sufficient traffic to warrant full right-turn lanes. However, the
applicant must still bring the drive approach up to current Caltrans standards prior to
development of Lots 109-112. The amended PD-11 language is as follows.
Right-turn taper
widening
Existing edge of
pavement
ITEM NUMBER: 3
DATE: 04-01-14
PD-11 Text Amendment:
Right Turn Lane Improvements - Section 9-3.656(c)(3)(ix):
10. Timing of Improvements
State Route 41 / Los Altos intersection
The State Route 41 / Los Altos intersection improvement timing requirement has
already been triggered under the existing PD-11 language. As a result, the Applicant
cannot pull any single-family residential permits at this time. The Existing PD-11
language requires the improvements at State Route 41 / Los Altos intersection
improvement be constructed when:
1. when the ADT on Los Altos Road reaches five hundred (500) vehicles per
day; or,
2. with the development of the twenty-seventh lot in Phase 1; or,
3. within three (3) years of the issuance of building permits for Phase 1,
whichever is earlier.
Since the Traffic Report indicates that additional homes could be constructed without
triggering the need for a right-turn taper the applicant is requesting that additional
building permits be issued prior to the completion of the revised improvements. The
ITEM NUMBER: 3
DATE: 04-01-14
Applicant has stated this will facilitate the financing of the improvements at the
intersection.
The proposed PD-11 amendment language contains modified timing requirements that
specify when the improvements have to be constructed. The timing of improvements is
based on the warrants specified in the Traffic Report. The improvements at the State
Route 41 / Los Altos Road intersection are tied to the requirements for the right-turn
taper. Improvements to the intersection, under existing conditions (today), are not
warranted until an additional 95 single-family residential units are constructed.
Staff is recommending the trigger for the State Route 41 / Los Altos intersection
improvements be set as follows:
1. Prior to the issuance of the 52nd Oak Ridge Estates housing unit permit (25
additional permits beyond the 26 already issued); or,
2. Three (3) years from the approval of this ordinance, whichever occurs first.
If the intersection improvements are not completed prior to the triggers, the City would
stop issuing building permits.
State Route 41 / Driveway serving Lots 109-112 Intersection
The improvements at the State Route 41 / driveway serving Lots 109-112 intersection
have not yet been triggered since the Applicant has not yet applied for building permits
for these four lots. The existing PD-11 trigger requirement for Lots 109-112 intersection
improvements is shown below. This trigger is not proposed to be modified as part of
this amendment.
“…The right-turn lane for the driveways accessing Lots 109-112 shall be
constructed with the development of any portion of Lots 109-112…”
The improvements and warrant triggers are specified in Table 2, below. In the case
where a different improvement is specified, it is shown below the deleted improvement.
ITEM NUMBER: 3
DATE: 04-01-14
Table 2 - Improvements, Associated Timing, and Change
Location Improvement Proposed Timing Change
Los Altos
Road and
Highway 41
Right-turn Lane Not Required Deleted Requirement
Right-turn Taper
Within 3 years or prior to
the issuance of the 52nd
housing permit.
New Requirement
Refuge Lane Not Required Deleted Requirement
Interim Sight
Distance Yearly by September 15th. New Requirement
Sight Distance
Within 3 years or prior to
the issuance of the 52nd
housing permit.
Modified Timing
Interim Advisory
and Warning
Signage
Within six months of the
PD-11 amendment New Requirement
Advisory and
Warning Signage
Within 3 years or prior to
the issuance of the 52nd
housing permit.
Modified Timing
Left-turn Lane
Improvements
Within 3 years or prior to
the issuance of the 52nd
housing permit.
Modified Timing
Driveway
Serving Lots
109-112
Left Turn Lane
Improvements
Prior to the issuance of
building permits for any
portion of Lots 109-112
No change
Right-turn Lane
Improvements
Not required Deleted Requirement
Driveway
Approach
Upgrades
Prior to the issuance of
building permits for any
portion of Lots 109-112
New Requirement
Refuge Lane Not required Deleted
11. Neighborhood issues and Concerns
Staff is aware of several issues that the local neighborhood has voiced.
These concerns are mainly related to the following:
Construction traffic on San Marcos Road
Road maintenance of San Marcos Road
Road maintenance of Los Altos Road
Desire for another road connection to Highway 41
Sight distance and signage issues at Los Altos Road and Highway 41
ITEM NUMBER: 3
DATE: 04-01-14
Construction Traffic and maintenance of San Marcos Road is a concern of the
neighborhood because of increased traffic, road damage, speeding and safety. San
Marcos Road is a typical west-side hilly road that is narrow and winding. PD-11
addresses the increased construction traffic concerns by requiring the applicant to
perform curve widening and maintain San Marcos Road through the end of Phase II
construction. This requirement is not being changed. The City has a signed agreement
with the applicant for the road maintenance. After Phase II, the City will rely on the
Municipal Code section that applies to offsite damage by construction traffic. The City is
able to require repair of construction related damage. Long-term, the City will add San
Marcos, from Los Altos to the Oakridge Estates Entrance to the list of City Maintained
Roads. Los Altos Road is already a City Maintained Road.
Los Altos Road maintenance is an ongoing concern for the City. Although Los Altos is a
City maintained road, the road was not built to City standards and has not been
maintained over the years. The City currently does not have any long-term plans to
maintain Los Altos. However, the Applicant has indicated that they are interested in
performing repairs to Los Altos Road. The repairs would consist of pavement repairs
and sealing of the road. This repair scenario represents a medium term fix for Los
Altos. This would be in addition to previously completed curve widening that was
completed in 2013. The Applicant’s plan for repair of Los Altos is included as
Attachment 5. The repair of Los Altos is discussed further below in the Performance
Agreement Section.
The City has also been asked by a resident to require the applicant to construct another
connection to Highway 41. This connection would be along the Escabrosa Road right of
way, which is partly in the County. This connection was analyzed as part of the Project
EIR in 1994. This connection was discounted as an alternative because of significant
environmental impacts that would result from the major grading and tree removal
required. The EIR identified the two connection points as the Highway 41 entrance and
the Santa Lucia entrance via Laurel and Cenegal Roads. There are no proposed
changes to the lot or road configurations within the project area.
During the May 2013 City Council Meeting, a concern was raised over site distance and
signage at the intersection of Highway 41 and Los Altos Road. Staff has evaluated the
current conditions and has modified the existing sight distance and signage
requirements to include interim sight distance and signage improvements at the
intersection. These improvements are meant to address the neighborhoods concerns
and are discussed in detail above.
12. Draft Amended Performance Agreement
The Applicant and City have tentatively agreed to amend the existing project
Performance Agreement. The existing Performance Agreement outlines the Applicant’s
responsibilities related to the construction of offsite improvements and maintenance
during project construction. Performance Agreement Amendment #1 describes the
ITEM NUMBER: 3
DATE: 04-01-14
Applicant’s responsibility related to the proposed changes in PD-11. Performance
Agreement Amendment #1 also includes the Applicant’s proposed plan to repair Los
Altos Road from Highway 41 to San Marcos Road. Performance Agreement
Amendment #1 is included at Attachment 6.
The current Performance Agreement only requires the Applicant to provide financial
assurances for the improvements occurring on the City’s portion of the right of way on
Los Altos Road, and not in the State Highway right of way. The existing financial
assurance amounts to around $17,000 for the currently required improvements. Since
financial assurances are used as a guarantee for performance of work and payment of
suppliers and workers, the $17,000 amount would not cover the full cost of
improvements if the City has to step in and perform the work in the Caltrans right of
way.
The Applicant is proposing to increase the financial assurance amounts to cover the full
cost of the improvements at the intersection. Therefore, City staff and the Applicant
have developed the draft Performance Agreement Amendment #1 to require the
submission of an engineer’s cost estimate and new financial assurance mechanisms.
The applicant has provided the draft plans and an engineer’s cost estimate to the City.
The Deputy City Engineer has verified the Applicant’s Engineer’s Cost Estimate. Staff
will be presenting the draft performance agreement to Council for approval.
13. California Environmental Quality Act Process
Consistent with the requirements of the California Environmental Quality Act (CEQA) an
Addendum to the certified 3F Meadows Final Environmental Impact Report (Attachment
8) has been prepared to analyze the potential impacts of the text amendment. The
original 3F Meadows EIR identified mitigation measures to reduce all of the potentially
significant environmental impacts associated with the 3F Meadows Project to levels of
insignificance, and the City certified the 3F Meadows EIR and approved the 3F
Meadows Project in February 1995.
The purpose of the Addendum is to evaluate proposed minor changes to some of the
off-site traffic mitigation measures identified in the original 3F Meadows EIR which were
incorporated into the PD-11 zoning district developed for, and applied as, conditions of
approval to the 3F Meadows Project. Other than the minor changes to PD-11
discussed and analyzed herein, no other changes or discretionary approvals are
proposed to the number, location or development of any residential lots, roads or any
other aspects of the 3F Meadows Project. As explained in the attached addendum, it is
necessary for the City to modify some of the traffic mitigation measures to:
(i) avoid creating new, more severe significant adverse environmental
impacts;
(ii) ensure road improvements are constructed consistent with, and meet
current Caltrans recommendations and standards; and
(iii) delete those which are not necessary to address any potentially significant
traffic impacts associated with the Project.
ITEM NUMBER: 3
DATE: 04-01-14
As demonstrated in this Addendum, no further environmental review beyond this
Addendum is necessary due to the fact that the proposed changes to the PD-11 will not
result in any new or more severe environmental impacts.
Conclusion:
The 3-F Meadows / PD-11 project was approved in 1995 with a number of off-site road
improvement mitigation measures required on State Route 41. Since the approval,
Caltrans has changed its position regarding the types of highway improvements that are
needed to mitigate the project’s traffic impacts. Because PD-11 is a fixed standard
codified in the Zoning Ordinance, the code needs to be amended to reflect Caltrans’
current highway standards.
A detailed traffic report was prepared to ensure the proposed changes are consistent
with the original Environmental Impact Report (EIR) and will not impact traffic service
levels, or create any unsafe conditions. The traffic report has been reviewed by
Caltrans who is in agreement with the traffic report’s recommendations. A complete
Addendum to the 1995 EIR has been prepared and concludes the proposed
amendments are consistent with the mitigation requirements of the original EIR.
By amending the PD-11’s off-site road improvement mitigation measures, the applicant
will be able to restart construction of the project and obtain encroachment permits from
Caltrans to make the necessary State Route 41 improvements.
ALTERNATIVES:
1. The Planning Commission may determine additional information is necessary
prior to making a recommendation. The Planning Commission should continue
the item and refer it back to staff for additional analysis.
2. The Planning Commission may recommend approval of the amendments with
minor changes consistent with the EIR Addendum.
3. The Planning Commission may recommend the City Council deny the proposed
amendments. The Planning Commission should make clear findings as the
basis of the recommended denial.
FISCAL IMPACT
Oak Ridge Estates is a private development project that is responsible for funding all
on-site and off-site improvements. As the project builds single-family residential houses
the City will receive permit fees, Capital Facility Impact Fees, and increased property
tax that will be revenue positive to the City.
ITEM NUMBER: 3
DATE: 04-01-14
ATTACHMENTS:
Binder Tabs are coordinated with Attachment numbers and Exhibit letters:
Attachment 1: Project Master Plan Map
Attachment 2: March 8, 2010: non-compliance letter to Castlerock Development
Attachment 3: Current Planned Development 11 code text
Attachment 4: Caltrans Letter Dated March 11, 2014
Attachment 5: Plans for Maintenance of Los Altos Road
Attachment 6: Draft Performance Agreement Amendment #1
Attachment 7: W-Trans Collision Review Results Memo, Central Coast
Transportation Consulting
Attachment 8: Draft Resolution PC 2014-0005: Final Environmental Impact Report
Addendum
Exhibit A 3F Meadows/Oak Ridge Estates Public Improvement Map
Exhibit B March 6, 1995 letter from Engineering Development Associates
(Michael Hodge) to Caltrans (Larry Newland)
Exhibit C June 15, 2005 letter from Caltrans (Steve Senet) to R. Thompson
Consulting (Russ Thompson)
Exhibit D November 9, 2010 letter from Caltrans (Steve Senet) to Ogden &
Fricks LLP (Roy Odgen)
Exhibit E W-Trans’ February 4, 2014 report to City of Atascadero Deputy
Public Works Director (David Athey)
Exhibit F March 11, 2014 letter from Caltrans (Steve Senet) to City Deputy
Public Works Director (David Athey)
Exhibit G Proposed amendments to PD-11 showing deletions (in strikeout)
and additions (in underline) format
Attachment 9: Draft Resolution PC 2014-0006: PD-11 text amendment
ITEM NUMBER: 3
DATE: 04-01-14
ATTACHMENT 1: Project Master Plan Map (full size map distributed to Planning Commission)
ITEM NUMBER: 3
DATE: 04-01-14
ATTACHMENT 2: March 8, 2010: non-compliance letter to Castlerock Development
ITEM NUMBER: 3
DATE: 04-01-14
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DATE: 04-01-14
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DATE: 04-01-14
Attachment 3: Current Zoning Ordinance
Planned Development 11 code text
9-3.656 Establishment of Planned Development Overlay Zone No.
11: (PD11).
The Planned Development Overlay Zone No. 11 is established as
shown on the official zoning maps (Section 9-1.102 of this
title). The conditions of development are established:
Conditions of Approval.
(a) Planning Division.
(1) To ensure conformance with the provisions of the PD-
11 Overlay Zone, a master plan of development shall be prepared
which satisfies all of the following conditions prior to the
recordation of any final document implementing Lot Line
Adjustment 94-005. The Master Development Plan shall consist of
the one (1) inch equals forty (40) feet plans entitled “Precise
Road Alignment/Lot Grading Plan,” amended and supplemented, as
required by these conditions.
(2) A Mitigation Monitoring Program, prepared in
conformance with the Mitigation Monitoring Plan contained in the
final EIR for this project, shall be prepared and implemented
prior to the commence-
ment of any construction. Preparation of the Mitigation
Monitoring Program shall be the financial responsibility of the
applicant.
(3) The applicant shall demonstrate, to the satisfaction
of the City Attorney, that adequate title and/or interest has
been obtained for the existing Colony rights-of-way within the
project boundary prior to approval of the Master Development
Plan.
(4) The Master Development Plan shall show the location
of building envelopes, leach field areas, and driveways for lots
whose average slope exceeds thirty percent (30%). The building,
leach field and driveway locations shall be subject to the
review and approval of the Community Development Director.
(5) Open space easements to provide wildlife corridors
shall be provided in conformance with the recommendations of the
Final EIR. Limits on fencing and other detrimental uses within
easement areas shall be restricted by the project CC and R’s.
The location of the easements and CC and R restrictions shall be
subject to the review and approval of the Community Development
Director.
ITEM NUMBER: 3
DATE: 04-01-14
(6) The “Open Space” lots (Lots A, B and C) as shown on
Exhibit B shall be offered for dedication to the City.
(7) Road Abandonment 94-001 shall be completed and all
necessary documents shall be recorded prior to, or
simultaneously with the recordation of any final document(s)
implementing LLA 94-005.
(8) Retaining walls shall be used wherever feasible to
reduce the amount of grading necessary for the construction of
roads and homes. Grading plans shall be reviewed by the City
Engineer and Community Development Director to ensure that
proposed grading does not exceed that necessary to develop the
site.
(9) Road maintenance agreements, in a form approved by
the City Attorney, shall be prepared and recorded for each group
of lots which share a driveway or other common access. The
agreements may be made a part of the CC and R’s, or may be
recorded as deed restrictions, or may be recorded as separate
road maintenance agreements.
(10) The applicant shall prepare a Comprehensive
Restoration Plan (CRP) as part of the road improvement plans.
The CRP shall be prepared by a qualified professional and shall
address plant lists, planting methods (to include slope
preparation, mulching and slope protection), and a maintenance
program, including weed control and irrigation. The CRP shall be
reviewed and approved by the City Engineer and Community
Development Director prior to the issuance of permits for road
construction.
(11) The lot line adjustment shall not result in the
establishment of any greater number of lots that are
nonconforming due to lot size than currently exists. The lot
line adjustment shall not result in the establishment of any lot
which is smaller than the smallest currently existing Colony lot
within the subject site.
(b) Fire Department.
(1) Water Supply.
(i) Prior to final occupancy release by the City, the
minimum required fire flow shall be one thousand (1000) gallons
per minute at twenty (20) psi residual pressure for a one-
hundred-twenty (120) minute duration in residential development,
or as approved by the Fire Chief. The required fire flow will
increase, as provided in UFC Appendix III-A, based on square
feet of residential construction, with a fifty percent (50%)
fire flow credit for automatic sprinkler systems.
Verification must be provided from water company or fire
department records in established areas or by a proof of design
ITEM NUMBER: 3
DATE: 04-01-14
test at the completion of new on-site water main construction.
Homes designated strictly as model homes and/or sales offices,
but with no residential occupancy, shall be granted exemption
from the required fire flow as approved by the Fire Chief.
(ii) Underground fire service mains and appurtenances
shall conform to NFPA 24 minimum standard and plans are reviewed
by the Fire Department prior to installation. The underground
main size shall be a minimum of eight (8) inch diameter.
If combustible building materials are used, a temporary
onsite water tank with an approved Fire Department connection
shall be installed prior to any stockpiling or installing any
combustible materials.
(iii) Fire Hydrants. The minimum number and distribution
of fire hydrants is one (1) hydrant every five hundred (500)
feet as provided in UFC Appendix III-B. The fire hydrant will be
Atascadero Mutual Water Company specification with one four and
one-half (4½) inch and one or more two and one-half (2½) inch
outlets. Existing hydrants may be adequate, provided they
consist of a minimum of one four and one-half (4½) inch and one
two and one-half (2½) inch outlet.
New hydrant color will be Safety Yellow for public
right-of-way and Safety Red for private right-of-way. All
hydrants in the public right-of-way to have “Blue Dot” highway
reflector installed on the adjacent street of driveway to
clearly identify the fire hydrant location.
(iv) The dwellings shall be equipped with a
residential automatic fire sprinkler system. The sprinkler
system will be designed and installed according to NFPA Pamphlet
No. 1 3D. The fire department requires a minimum one (1) inch
water meter for residential sprinkler systems.
(2) Fire Apparatus Access.
(i) If combustible construction materials are used, all
required public access roadways shall be completed to a minimum
width of twenty (20) feet, or as described in subsections (a.)
and (b.) below, capable of supporting forty thousand (40,000)
pounds, with an all-weather surface, to within one hundred fifty
(150) feet of all stockpiles and all sides of buildings with
combustible construction. The access roadways to be posted “No
Stopping/Fire Lane” and shall not be used for the storage of
materials. Proposed private roads, driveways or extensions of
existing roads shall be designed and constructed as follows:
a. Single-family residential access road. A vehicular
access to more than one parcel or vehicular access to a single
parcel with more than two (2) buildings or more than three (3)
dwelling units shall be twelve (12) feet width for one-way
traffic and sixteen (16) feet width for two-way traffic. The
ITEM NUMBER: 3
DATE: 04-01-14
road shall also provide for a ten (10) foot fuel modification
area on each side.
b. Driveway. A vehicular access to a single parcel with
one (1) or two (2) buildings, having no more than three (3)
dwelling units on a single parcel and any number of accessory
buildings.
Length Required Width
0—49 feet 12 feet
50—99 feet 14 feet
Greater than 200 feet 16 feet
(Note 1 and Note 2)
NOTE:
1. For driveways exceeding three hundred (300) feet,
turnaround shall be provided at the building site and
must be within fifty (50) feet of the dwelling.
2. For driveway exceeding eight hundred (800) feet, a
turnout shall be provided at the midpoint or every
four hundred (400) feet.
(ii) Fire apparatus access roads shall have an
unobstructed vertical clearance of not less than thirteen (13)
feet and six (6) inches. Driveways shall have not less than
fifteen (15) feet of vertical clearance.
(iii) Fire apparatus access roads and driveways shall be
designed and maintained to support the imposed loads of forty
thousand (40,000) pounds at twenty-five (25) miles per hour, and
shall be provided with a surface so as to provide all-weather
driving capabilities.
(iv) The turning radius of a fire apparatus access road
shall have a horizontal inside radius curvature of not less than
twenty-eight (28) feet inside radius and forty-eight (48) feet
outside radius.
(v) All dead-end fire apparatus access roads in excess
of one hundred fifty (150) feet in length shall be provided with
approved provisions for turning around of fire apparatus. The
bulb or cul-de-sac radius shall not be less than forty (40)
feet. The hammer-head T shall extend a minimum of thirty (30)
feet to each side of the centerline of the entry road and be
eighteen (18) feet wide. The turnaround shall extend forty (40)
feet from the entry road and be a minimum of eighteen (18) feet
wide. Where parcels are zoned five (5) acres or larger,
turnarounds shall be provided at intervals of approximately one
thousand three hundred twenty (1,320) feet, or as approved by
the Fire Chief. Each dead-end road shall have a turnaround
constructed at its terminus.
ITEM NUMBER: 3
DATE: 04-01-14
(vi) The minimum level of improvement is determined by
the grade of the access road or driveway providing access from
the road to the building site or parking area as follows (UFC
10.204):
Surface Minimum Grade
All-Weather Less than 12 percent
Nonskid (Note 1) 12 percent to 16 percent
Nonskid (Note 2) Over 16 percent
Note 1. Surface shall be asphalt or concrete in the
City of Atascadero Engineering Standard Specifications
and Drawings including a nonskid finish (brushed
concrete or equivalent pavement).
Note 2. A driveway/access road that would provide a
grade greater than sixteen percent (16%) and less than
twenty percent (20%) and is designed by a Registered
Civil Engineer may be considered on a case-by-case
basis by the Fire Chief.
(vii) The maximum length of dead-end road, including
all dead-end roads accessed from the dead-end roads, shall use
the following cumulative lengths as a guideline for approval by
the Fire Chief, regardless of the number of parcels served:
Parcels less than 1 acre 800 feet
Parcels 1 ac. to 4.66 ac. 1320 feet
Parcels 5 ac. to 19.99 ac. 2640 feet
Parcels 20 + ac. 5290 feet
All lengths shall be measured from the edge of the
roadway surface at the intersection that begins from the road to
the end of the dead-end road surface at its farthest point.
Where a dead-end road crosses areas of differing zones, the
shortest allowable length shall apply.
(3) Fuel Management. All parcels shall comply with the
fire department’s wildland fuel management program. The
hazardous vegetation that the program is concerned with is
seasonal and recurrent in nature. Therefore, the operation of
the program is planned on a continuous annual basis.
(c) Engineering Division.
(1) Road Improvements—General.
ITEM NUMBER: 3
DATE: 04-01-14
(i) All road improvements shall be constructed in
accordance with the City Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
(ii) An encroachment permit shall be obtained from
the City Engineering Department prior to the start of
construction. The applicant shall enter into a Plan
Check/Inspection agreement with the City.
(iii) Road improvement plans prepared by a registered
civil engineer shall be submitted for review and approval by the
City Engineer prior to approval of the Master Development Plan.
Road improvement plans shall conform to the requirements
of the City Standard Specifications, Section 2—Preparation of
Plans. R-value testing shall be done, and pavement sections
designed by a registered civil engineer to the satisfaction of
the City Engineer.
(2) Road Improvements—On-Site.
(i) The following roads shall be fully improved to a
Rural Hillside Collection Section (City Std. 404), or as
approved by the City Engineer prior to the issuance of building
permits. The structural section shall be based on a T.I. = 5.0.
b. San Marcos Road from the project boundary to the
intersection of Cenegal Road (prior to Phase I);
a. Cenegal Road from the project boundary to the
intersection of San Marcos Road (prior to Phase II);
(ii) All other roads within the project boundary shall
be fully improved to a Rural Hillside Local Section (City Std.
402), or as approved by the City Engineer prior to the issuance
of building permits. The structural section shall be based on a
T.I. = 4.0.
(iii) The minimum right-of-way width for all on-site
roads shall be fifty (50) feet.
(iv) All cul-de-sacs shall meet the requirements of City
Standard 415, Typical Cul-de-Sac for rural areas with an
unobstructed turning radius of forty (40) feet and a paved
radius of thirty-four (34) feet, or as approved by the City Fire
Marshal. Areas not paved within the forty (40) foot unobstructed
turning radius shall be designed and maintained to support
imposed loads of forty thousand (40,000) pounds at twenty-five
(25) miles per hour and shall be provided with a surface which
provides for all weather driving capabilities.
(v) Slope easements shall be provided on each side of
the right-of-way as needed to accommodate cut slopes, fill
slopes and/or retaining structures.
(vi) Curve widening shall be constructed on all on-site
roads in conformance with Section 4, Paragraph F of the City
Standard Specifications, or as approved by the City Engineer.
ITEM NUMBER: 3
DATE: 04-01-14
(vii) On-site road alignments shall be designed such
that all existing streets, roads and alleys outside the project
boundary, which intersect the project boundary, are provided
with, and capable of obtaining, access from the on-site roads.
Road alignments outside the project boundary, which intersect
the project boundary, shall be clearly shown on the improvement
plans.
(viii) The applicant shall install all necessary street
name and traffic signs as well as all necessary traffic striping
and markings as required by the City Engineer.
(ix) The applicant shall offer to dedicate all road
rights-of-way for on-site roads to the City. The irrevocable
offer of dedication shall be filed prior to, or simultaneously
with, the recordation of any final document implementing Lot
Line Adjustment 94-005.
(3) Road Improvements—Off-Site.
(i) Curve widening shall be constructed on Los Altos
Road from Highway 41 to San Marcos Road where curve radii is
less than two hundred (200) feet. Curve widening shall be
constructed in conformance with Section 4, Paragraph F of the
City Standard Specifications, or as approved by the City
Engineer. Plans for the curve widening shall be submitted for
review and approval by the City Engineer prior to the approval
of the Master Development Plan.
The curve widening on Los Altos Road shall be
constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-
seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
(ii) A “Stop” sign and stop bar shall be constructed
at the intersection of Los Altos Road and San Marcos Road and
shall be constructed with the development of Phase 1 of the
project and prior to the issuance of building permits.
(iii) San Marcos Road between Los Altos Road and the
project boundary shall be improved preparatory to acceptance of
this portion of road into the City maintained system.
Curve widening shall be constructed where curve radii is
less than two hundred (200) feet. Curve widening shall be
constructed in conformance with Section 4, Paragraph F of the
City Standard Specifications, or as approved by the City
Engineer. Improvement plans for the curve widening shall be
submitted for review and approval by the City Engineer prior to
approval of the Master Development Plan.
San Marcos Road between Los Altos Road and the project
boundary shall be improved prior to the development of Phase 1
of the project and prior to the issuance of building permits.
ITEM NUMBER: 3
DATE: 04-01-14
(iv) The applicant shall enter into a maintenance
agreement with the City for the portion of San Marcos Road
between Los Altos Road and the project boundary. The agreement
shall guarantee that damage to the road which results from
construction traffic generated by the development of the project
is properly repaired. The agreement shall be reviewed and
approved by the City Engineer and the City Attorney. The
agreement shall remain in-force throughout construction of Phase
1 and Phase 2 of the project.
A maintenance security in a form acceptable to the City
Attorney and the City Engineer shall be posted for the portion
of San Marcos Road between Los Altos Road and the project
boundary. The maintenance security shall remain effective until
final acceptance of both Phase 1 and Phase 2 of the project.
(v) Left-turn lanes shall be constructed on State
Highway 41 for eastbound traffic entering both Los Altos Road
and the driveway serving Lots 109-112. Improvement plans for the
left-turn lanes shall be submitted for review and approval by
Caltrans and the City Engineer prior to approval of the Master
Development Plan.
The left-turn lanes for Los Altos Road shall be
constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-
seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The left-turn lanes for the driveways accessing Lots
109-112 shall be constructed with the development of any portion
of Lots 109-112.
(vi) Vehicle refuge lanes shall be constructed for
vehicles turning left onto State Highway 41 from both Los Altos
Road and the driveway serving Lots 109-112. Improvement plans
for the refuge lanes shall be submitted for review and approval
by Caltrans and the City Engineer prior to approval of the
Master Development Plan.
The vehicle refuge lane for Los Altos Road shall be
constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-
seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The vehicle refuge lane for the driveways accessing Lots
109-112 shall be constructed with the development of any portion
of Lots 109-112.
(vii) The improvements required to achieve a minimum of
five hundred fifty (550) feet of sight distance shall be
constructed at the intersection of Los Altos Road and State
Highway 41 and at the intersection of the driveway serving Lots
109-112 and State Highway 41. Improvement plans for the site
Bold section subject of
proposed amendment
ITEM NUMBER: 3
DATE: 04-01-14
distance improvements shall be submitted for review and approval
by Caltrans and the City Engineer prior to approval of the
Master Development Plan.
The site distance improvements for Los Altos Road shall
be constructed when the ADT on Los Altos Road reaches five
hundred (500) vehicles per day, with the development of the
twenty-seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The site distance improvements for the driveways
accessing Lots 109-112 shall be constructed with the development
of any portion of Lots 109-112.
(viii) Advisory and warning signage shall be installed
along State Highway 41 to advise drivers of the approaching
intersection with Los Altos Road and the driveway serving Lots
109-112. Signage shall be installed which indicates a left-turn
lane ahead. Improvement plans for the signage improvements shall
be submitted for review and approval by Caltrans and the City
Engineer prior to approval of the Master Development Plan.
The signage improvements for Los Altos Road shall be
constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-
seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The signage improvements for the driveways accessing
Lots 109-112 shall be constructed with the development of any
portion of Lots 109-112.
(ix) Designated right-turn lanes shall be constructed on
State Highway 41 for westbound traffic entering both Los Altos
Road and the driveway serving Lots 109-112. Improvement plans
for the right-turn lanes shall be submitted for review and
approval by Caltrans and the City Engineer prior to approval of
the Master Development Plan.
The right-turn lane for Los Altos Road shall be
constructed when the ADT on Los Altos Road reaches five hundred
(500) vehicles per day, with the development of the twenty-
seventh lot in Phase 1, or within three (3) years of the
issuance of building permits for Phase 1, whichever is earlier.
The right-turn lane for the driveways accessing Lots
109-112 shall be constructed with the development of any portion
of Lots 109-112.
(x) Curve widening shall be constructed on the following
roads where curve radii is less than two hundred (200) feet.
Curve widening shall be constructed in conformance with Section
4, Paragraph F of the City Standard Specifications, or as
approved by the City Engineer. Plans for the curve widening
shall be submitted for review and approval by the City Engineer
prior to the approval of the Master Development Plan.
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a. Laurel Avenue from Santa Lucia Road to Cenegal Road.
b. Cenegal Road from Laurel Avenue to the project
boundary.
The curve widening shall be constructed when the ADT on
Laurel Avenue reaches five hundred (500) vehicles per day, with
the development of the thirty-eighth lot in Phase 2, or within
three (3) years of the issuance of building permits for Phase 2,
whichever is earlier.
(xi) A three-foot wide Class II base or other all
weather surface walkway shall be provided along one side Cenegal
Road from the project boundary to Laurel Avenue and along Laurel
Avenue from Cenegal Road to Santa Lucia Road, or as approved by
the City Engineer. Improvement plans for the walkways shall be
submitted for review and approval by the City Engineer and
Community Development Director prior to approval of the Master
Development Plan.
The three-foot-wide pedestrian walkway shall be
constructed when the ADT on Laurel Avenue reaches five hundred
(500) vehicles per day, with the development of the thirty-
eighth lot in Phase 2, or within three (3) years of the issuance
of building permits for Phase 2, whichever is earlier.
(4) Drainage.
(i) All drainage improvements shall be constructed in
accordance with the City Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
(ii) A grading and drainage plan for each lot, prepared
by a registered civil engineer, shall be submitted for review
and approval by the City Engineer prior to the issuance of
building permits. A registered civil engineer shall provide a
written statement that all work has been completed and is in
full compliance with the approved plans and the Uniform Building
Code (UBC).
(iii) An erosion control plan addressing interim erosion
control measures to be used during the construction shall be
submitted for review and approval by the City Engineer. Erosion
control measures shall be in-place between October 1st and April
1st.
Prior to issuance of Grading Permits, and if required
under the Clean Water Act (CWA), the applicant shall obtain the
necessary permits in compliance with the requirements of the
National Pollutant Discharge Elimination System (NPDES).
(5) Utilities.
(i) All relocation and/or alteration of existing
utilities shall be the responsibility of the applicant.
(ii) The applicant shall submit a composite utility plan
signed and approved by a representative for each public utility
company along with the improvement plans.
ITEM NUMBER: 3
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(iii) The applicant shall install all new utilities
(water, gas, electric, cable TV and telephone) underground. Fire
hydrants shall be installed at locations as required by the City
Fire Marshal. Utilities shall be extended to the property line
frontage of each parcel or its public utility easement.
(iv) Any utility trenching in existing streets shall be
overlayed to restore a smooth riding surface to the satisfaction
of the City Engineer.
(6) General.
(i) A Preliminary Soils Report shall be prepared for the
property to determine the presence of expansive soil or other
soil problems and shall make recommendations regarding grading
of the proposed site. A final soils report shall be submitted by
the soils engineer prior to the final inspection and shall
certify that all grading was inspected and approved and that all
work done is in accordance with the plans and the preliminary
report.
(ii) All improvements shall be covered with a one
hundred percent (100%) Performance Guarantee and a fifty percent
(50%) Labor and Materials Guarantee until the improvements are
deemed substantially complete by the City Engineer. Prior to the
final inspection of the improvements, and before the other
guarantees mentioned in this condition are released, a ten (10)
percent Maintenance Guarantee shall be posted to cover the
improvements for a period of one year from the date of the final
inspection. The guarantee amounts shall be based on an
engineer’s estimate submitted by the project engineer and
approved by the City Engineer. The guarantees posted for this
project shall be approved by the City Attorney.
(iii) A mylar copy and a blue line print of as-built
improvement plans, signed by the registered engineer who
prepared the plans, shall be provided to the City Engineer prior
to the final inspection.
(iv) The applicant shall acquire title or interest in
any off-site land that may be required to allow for the
construction of the improvements. The applicant shall bear all
costs associated with the necessary acquisitions.
(v) All improvements shall be completed or bonded for
prior to the approval of the Master Development Plan. If the
improvements are to be bonded, the applicant shall enter into a
Performance Agreement with the City. The form and content of the
Performance Agreement shall be reviewed and approved by the City
Engineer and City Attorney. (Ord. 409 § 3, 2003; Ord. 286 § 3
Exh. C, 1995)
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ATTACHMENT 4: Caltrans Letter Dated March 11, 2014
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ATTACHMENT 5: Plans for Maintenance of Los Altos Road
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ATTACHMENT 6: Draft Performance Agreement Amendment #1
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ATTACHMENT 7: W-Trans 2/4/14 Memo: response to Central Coast Transportation Consulting
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Attachment 8: Draft Resolution PC 2014-0005: Final Environmental Impact Report Addendum
DRAFT RESOLUTION NO. PC 2014-0005
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL APPROVE THE ADDENDUM TO THE PREVIOUSLY-
CERTIFIED ENVIRONMENTAL IMPACT REPORT FOR THE 3F
MEADOWS PROJECT AND DETERMINE THAT SAID ADDENDUM,
TOGETHER WITH THE PREVIOUSLY-CERTIFIED ENVIRONMENTAL
IMPACT REPORT, SERVES AS THE APPROPRIATE
ENVIRONMENTAL DOCUMENTATION FOR THE PROPOSED
AMENDMENTS TO THE PLANNED DEVELOPMENT 11
ZONING CODE SECTION 9-3.656
Oak Ridge Estates / 3F Meadows
(Castlerock Development / KM Holdings)
The Planning Commission hereby finds and declares as follows:
WHEREAS, an application has been received from K&M Holdings, 445 Green Gate
Road, San Luis Obispo, California 93401, (Applicant), to consider an amendment to Section 9-
3.656 (PD-11) of the Atascadero Zoning Ordinance pertaining to the off-site road improvement
requirements for the 3-F Meadows / Oak Ridge Estates housing development; and,
WHEREAS, in conjunction with the approval of the 3F Meadows development project
in February 1995, which entailed a lot line adjustment (LLA 94005), a zone change (ZC 94-001)
which created the Planned Development Overlay Zone No. 11 (“PD-11”), and a colony road
abandonment (RA 94-001) (herein referred to as the “Project”), the City Council of the City of
Atascadero, on February 28, 1995, certified the 3F Meadows Final Environmental Impact Report
(State Clearinghouse No. 94061014) (herein referred to as the “3F Meadows EIR”), adopted a
Statement of Findings and Facts and adopted a Mitigation Monitoring Program in compliance
with the California Environmental Quality Act (herein referred to as "CEQA"); and
WHEREAS, in an effort to design and facilitate the construction of the off-site road
improvements required by the 3F Meadows EIR and PD-11 for the Project, the original and
current Project developers have met and conferred with the City and the California Department
of Transportation (“Caltrans”) off and on since the City approved the Project, and based on those
efforts Caltrans has recommended, and the City is considering modifications to several of the
PD-11 conditions requiring the construction of various off-site road improvements; and
ITEM NUMBER: 3
DATE: 04-01-14
WHEREAS, prior to holding any hearings and bringing any proposed modifications to
PD-11 before the Planning Commission and City Council, City staff retained an independent
traffic engineer, Whitlock & Weinberger Transportation, Inc. (“W-Trans”), to study and analyze
the potential impacts associated with the Project at the intersection of State Route 41 and Los
Altos Road and the intersection of State Route 41 and the access driveway to Project lots 109-
112; and
WHEREAS, W-Trans provided the City with a detailed report and traffic evaluation
dated February 4, 2014 which provided substantial analysis and evidence in support of
conclusions that: (1) only two collisions were reported at SR41/Los Altos Road for the five-year
study period which is less than expected for similar facilities; (2) under existing Conditions, the
intersection of SR41/Los Altos Road operates at acceptable levels of service during both the a.m.
and p.m. peak hours, and that continued acceptable operation is expected upon adding Project-
generated traffic; (3) SR41/Los Altos Road would continue to operate at acceptable levels of
service during both the a.m. and p.m. peak hours under Year 2035 Future conditions with and
without the addition of Project-generated traffic; (4) because the southbound Los Altos Road
approach to SR41 would operate at an acceptable Level of Service C with the additional 101
residential units associated with the Project and other undeveloped lots in the traffic shed, no
additional improvements such as a left-turn refuge/acceleration lane are warranted to address
intersection level of service; (5) at SR41/Los Altos Road, a westbound right-turn taper is
warranted under the Existing plus Project and Future plus Project conditions; (6) Under Future
plus Project conditions, a right-turn lane would be warranted on SR 41 at Los Altos Road if 112
additional units were developed beyond the 101 residential units associated with the Project and
other undeveloped lots in the traffic shed; and (7) at SR 41 and the driveway access to lots 109-
112, future traffic volumes and build-out of the lots do not warrant the need for either a left-turn
lane, right-turn lane, right-turn taper or left-turn refuge/acceleration lane (hereinafter “W-Trans
Report”); and,
WHEREAS, based on the W-Trans Report City staff prepared draft language amending
several of the PD-11 conditions requiring the construction of various off-site road improvements
and provided those draft PD-11 amendments and the W-Trans Report to Caltrans and has met
and conferred with Caltrans to ensure that Caltrans had no objections to City staff’s proposed
amendments to PD-11; and
WHEREAS, in its letter dated March 11, 2014, Caltrans indicated that it reviewed all of
the information provided by the City, that it has no objections to the City’s proposed revisions to
PD-11’s off-site road improvement conditions and that Caltrans looks forward to cooperating
with the City and Castlerock in constructing the modified off-site road improvements; and,
WHEREAS, to assess potential environmental impacts associated with the proposed
modifications to PD-11 relative to the 3F Meadows EIR, City staff prepared an addendum to the
3F Meadows EIR pursuant to CEQA (herein referred to as “Addendum”); and
WHEREAS, the Addendum concluded that the proposed changes to PD-11 would not
result in any new or substantially more severe impacts than disclosed in the 3F Meadows EIR;
and
ITEM NUMBER: 3
DATE: 04-01-14
WHEREAS, Section 21000, et seq., of the Public Recourses Code and Section 15000, et
seq., of Title 14 of the California Code of Regulations (herein referred to as the “CEQA
Guidelines”), which govern the preparation, content, and processing of environmental impact
reports, have been fully implemented in the preparation of the 3F Meadows EIR and Addendum;
and
WHEREAS, pursuant to California State Law and the City of Atascadero Municipal
Code, public hearing notices were mailed to all property owners within a one thousand (1,000)
foot radius of the Project site and a public hearing notice was published 10 days prior to the first
public hearing in the Atascadero News; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Atascadero, based upon a thorough review of the proposed amendments to PD-11, the
Addendum and the 3F Meadows EIR, and the evidence received to date, makes the following
findings, determinations and recommendations with respect to the Addendum to the 3F
Meadows EIR:
1. The Planning Commission has independently reviewed, analyzed and considered
the 3F Meadows EIR and Addendum and all written documentation and public comments prior
to making recommendations on the proposed modifications to PD-11; and
2. The Addendum to the 3F Meadows EIR was prepared and reviewed in
compliance with the provisions of CEQA and the CEQA Guidelines; and
3. The information and analysis contained in the Addendum, which is attached
hereto as Exhibit A, reflects the City’s independent judgment as to the environmental
consequences of the proposed modifications to PD-11; and
4. That, based upon the evidence submitted and as demonstrated by the analysis
included in the Addendum, none of the conditions described in Sections 15162 or 15163
of the CEQA Guidelines calling for the preparation of a subsequent or supplemental EIR or
negative declaration have occurred; specifically:
a. There have not been any substantial changes in the Project that require major
revisions of the 3F Meadows EIR because of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
b. There have not been any substantial changes with respect to the circumstances
under which the Project is undertaken that require major revisions of the 3F Meadows EIR due
to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; and
c. There is no new information of substantial importance, which was not known
and could not have been known with the exercise of reasonable diligence at the time the 3F
Meadows EIR was certified, that shows any of the following: (a) the Project will have one or
ITEM NUMBER: 3
DATE: 04-01-14
more significant effects not discussed in the 3F Meadows EIR; (b) significant effects previously
examined will be substantially more severe than shown in the 3F Meadows EIR; (c) mitigation
measures or alternatives previously found not to be feasible would in fact be feasible and would
substantially reduce one or more significant effects of the Project, but the project proponents
decline to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives
which are considerably different from those analyzed in the 3F Meadows EIR would
substantially reduce one or more significant effects on the environment, but the Project
proponents decline to adopt the mitigation measure or alternative.
BE IT FURTHER RESOLVED that, pursuant to the above findings, the Planning
Commission determines that the previously-certified 3F Meadows EIR, together with the
Addendum, are adequate to serve as the required environmental documentation for the proposed
amendments to PD-11 and hereby recommends that the City Council approve and adopt the
Addendum as attached as Exhibit A; and
BE IT FURTHER RESOLVED that the documents and other materials, including
without limitation staff reports, memoranda, maps, letters and minutes of all relevant meetings,
which constitute the administrative record of proceedings upon which the Planning
Commission’s resolution is based are located at the City of Atascadero, City Clerk, 6500 Palma
Avenue, Atascadero, CA 93422. The custodian of records is the City Clerk.
On motion by Planning Commission Member ______________ and seconded by
Planning Commission Member _________________, the foregoing Resolution is hereby adopted
on this 1st day of April, 2014, in its entirety on the following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
By:______________________________
Dennis Schmidt, Chairperson
City of Atascadero Planning Commission
ATTEST:
______________________________
Warren Frace
Community Development Director
City of Atascadero
Secretary
ITEM NUMBER: 3
DATE: 04-01-14
EXHIBIT A: Addendum to 3F Meadows Environmental Impact Report
City of Atascadero
Addendum to 3F MEADOWS
Environmental Impact Report
March 21, 2014
Prepared by: City of Atascadero
Planning Department
6500 Palma Avenue
Atascadero, CA 93422
ITEM NUMBER: 3
DATE: 04-01-14
I. INTRODUCTION
This memorandum, prepared pursuant to the California Environmental Quality Act (“CEQA”), is
an Addendum to the certified 3F Meadows Final Environmental Impact Report, State
Clearinghouse Number 94061014 (“3F Meadows EIR”). The 3F Meadows EIR analyzed the
potential impacts of the 3F Meadows Ranch development project, which entailed a lot line
adjustment (LLA 94005), a zone change (ZC 94-001) which created the Planned Development
Overlay Zone No. 11 (“PD-11”), and a colony road abandonment (RA 94-001) to provide for a
comprehensive reconfiguration and development of the existing 115-lot colony residential
subdivision into 111 residential parcels, a water tank parcel and three open space lots on an 800+
acre site in the City of Atascadero to address access issues, create larger parcels of open space
and relocate and develop residential lots into more compact areas of the site to minimize
environmental impacts (“3F Meadows Ranch Project” or “Project”). The 3F Meadows EIR
identified mitigation measures to reduce all of the potentially significant environmental impacts
associated with the 3F Meadows Ranch Project to levels of insignificance, and the City certified
the 3F Meadows EIR and approved the 3F Meadows Ranch Project in February 1995.
The purpose of this Addendum is to evaluate proposed minor changes to some of the off-site
traffic mitigation measures identified in the original 3F Meadows EIR, which were incorporated
into the PD-11 zoning district1 developed for and applied as conditions of approval to the 3F
Meadows Ranch Project. Other than the minor changes to PD-11 discussed and analyzed herein,
no other changes or discretionary approvals are proposed for or to the number, location or
development of any residential lots, roads or any other aspects of the 3F Meadows Ranch
Project. As explained below, it is necessary for the City to modify some of the traffic mitigation
measures to: (i) avoid creating new, more severe significant adverse environmental impacts; (ii)
ensure road improvements are constructed consistent with and meet current Caltrans
recommendations and standards; and (iii) delete those which are not necessary to address any
potentially significant traffic impacts associated with the Project. As demonstrated in this
Addendum, no further environmental review beyond this Addendum is necessary due to the fact
that the proposed changes to the PD-11 will not result in any new or more severe environmental
impacts.
II. BACKGROUND
While the City certified the 3F Meadows EIR and approved the 3F Meadows Ranch Project in
1995, residential construction on the Project site did not begin in earnest until after the Project
was acquired by Castlerock Development (“Castlerock”) in 2003. The original project
applicant/developer was the Davis Family Trust. Castlerock continues to own and develop the
Project2 today. To date, Castlerock has applied for residential building permits for 31 of the 34
Phase 1 lots.3 In response to those 31 applications the City has issued 26 building permits and
1 PD-11 is located in the City of Atascadero Municipal Code, Title 9 (Planning And Zoning), Chapter 3 (Zoning
Districts), Article 28 (PD (Planned Development) Overlay Zone), Section 9-3.656 (Establishment of Planned
Development Overlay Zone No. 11). The Municipal Code is available online at: http://qcode.us/codes/atascadero/
2 The Project is now commonly referred to as Oak Ridge Estates, but for purposes of this Addendum will continue to
be referred to as the “3F Meadows Ranch Project” or just “Project” for consistency. 3 The 3 remaining Phase 1 lots include two residential parcels (lots 9 and 80) and one AMWC water tank parcel (lot
11).
ITEM NUMBER: 3
DATE: 04-01-14
construction has been completed and the permits finaled on 25 of them. The 3F Meadows/Oak
Ridge Estates Public Improvement Map attached hereto as Exhibit A depicts the Project site, the
four (4) phases of planned development and the current status of the development of the
residential lots in phase 1.
As a result of the economic downturn, however, construction on the Project has been very
limited since 2006. The City issued the first building permit in early 2004 and the last building
permit in the summer of 2007. Then, in March of 2010, the City informed Castlerock that it
could not issue any additional building permits for new residential dwellings until certain off-site
road improvements required by PD-11 were constructed. All of the off-site road improvements
the City demanded be constructed before it would issue any further building permits involved
road improvements at or near the intersection of State Route 41 and Los Altos Road (“SR 41/Los
Altos”). These improvements stemmed from comments the California Department of
Transportation (“Caltrans”) provided on the original 3F Meadows EIR. Indeed, the 3F Meadows
EIR included a “Traffic Safety” section which established mitigation measures to address various
potential traffic safety impacts, including potential traffic safety impacts at SR 41/Los Altos.4
Most notably, Caltrans requested and the final 3F Meadows EIR required a new right-turn lane
for westbound traffic on State Route 41 approaching SR 41/Los Altos, as well as a new “refuge
lane” for eastbound traffic entering SR 41 from Los Altos Road. As noted above, the City then
incorporated those mitigation measures into PD-11 and applied them as conditions of approval to
the 3F Meadows Ranch Project. PD-11’s conditions of approval also included these measures as
required road improvements at a second location, the intersection of SR 41 and the access
driveway to Project lots 109-112.
The fact that not all of the off-site road improvements required by PD-11 have been constructed
is not the result of a lack of effort on the part of the City or the former and current Project
developers. Indeed, the original Project applicant/developer began discussions with Caltrans
soon after the City approved the Project to discuss designs for the off-site road improvements
required by PD-11. (See March 1995 correspondence between Engineering Development
Associates and Caltrans attached hereto as Exhibit B.) After acquiring the Project, Castlerock
continued those discussions with Caltrans regarding the scope of the necessary off-site road
improvements and even submitted proposed SR41/Los Altos improvement plans as part of a
preliminary encroachment permit application review process in 2005. In response, Caltrans
indicated that it had changed its position with respect to the right-turn lane it previously
requested for westbound traffic on State Route 41 approaching Los Altos road. In the June 15,
2005 letter from Caltrans’ permit Engineer attached hereto as Exhibit C, Caltrans indicated that
it would no longer require or accept the right-turn channelization because constructing a new
right-turn lane at that location would require extensive realignment of an adjacent creek that
would create additional adverse environmental impacts and right of way constraints.
Understandably, and in an effort to avoid any such new, unintended environmental impacts,
4The 3F Meadows EIR limited its analysis of transportation impacts to generalized traffic safety impacts because no
formal peak hour trip review or intersection level of service analyses were prepared as is typical today. In other
words, the 3F Meadows EIR did not identify whether vehicle delay or queuing would actually increase to
unacceptable levels at any off-site intersections or roadway segments as a result of the addition of Project-related
traffic and thus limited its identification of potential impacts and imposition of mitigation measures to address
general traffic safety concerns associated with average daily traffic estimates.
ITEM NUMBER: 3
DATE: 04-01-14
Caltrans indicated that the SR41/Los Altos intersection should instead be improved to meet the
requirements of the “standard public road approach intersection,” which would require a less
intrusive right-turn taper (limited extension of paved shoulder) instead of a new, full right-turn
lane.5 In 2010 Caltrans confirmed that its position had not changed, stating that so long as no
changes were approved to increase the number of vehicle trips generated by the Project
upgrading the SR41/Los Altos intersection to the standard road approach intersection as shown
in Figure 405.7 of the Caltrans Highway Design Manual would provide a satisfactory design to
accommodate vehicles turning right onto Los Altos Road. (See November 9, 2010 Caltrans letter
attached hereto as Exhibit D.)
Before taking any action to modify the off-site road improvement requirements contained in PD-
11 to make them consistent with Caltrans’ updated position, City staff retained an independent
traffic engineer, Whitlock & Weinberger Transportation, Inc. (“W-Trans”), to analyze potential
traffic impacts based on current data. Specifically, the City asked W-Trans to determine whether
eliminating PD-11’s right-turn lane requirement at SR41/Los Altos would result in a new or
more severe traffic impact as well as to analyze whether the Project-generated vehicle trips might
result in any other potential traffic impacts at either the intersection of State Route 41 and Los
Altos Road or the intersection of State Route 41 and the access driveway to Project lots 109-112.
W-Trans collected traffic volume count data on August 28, 2013, and presented its analysis and
conservative evaluation of the impacts associated with Project-related traffic on those two
intersections under existing, existing plus project, future and future plus project conditions in a
report to the City dated February 4, 2014. (W-Trans’ February 4, 2014 report is attached hereto
as Exhibit E.) W-Trans’ analysis was conservative because it not only analyzed the impact of
the vehicle trips associated with the Project’s 82 undeveloped lots, but also included traffic from
the 4 secondary units anticipated to be built within the Project area in the next 20 years and from
the 15 undeveloped lots that lie outside the Project site but within the same traffic shed.
Based on W-Trans’ report, City staff prepared proposed modifications to PD-11 to account for
the current data and analysis of the Project’s potential traffic impacts at the intersections of State
Route 41 and Los Altos Road and the intersection of State Route 41 and the access driveway to
Project lots 109-112 and once again consulted with Caltrans. In a letter dated March 11, 2014,
Caltrans indicated that it did not have any objections to the City’s proposed modifications to the
off-site road improvement requirements contained in PD-11 and indicated its desire to cooperate
with the City and Castlerock in constructing the modified off-site road improvements. (Caltrans’
March 11, 2014 letter is attached hereto as Exhibit F.)
III. PROPOSED CHANGES TO PD-11
A copy of the existing text of Municipal Code section 9-3.656 containing the PD-11 overlay
zone regulations is attached hereto as Exhibit G, which clearly shows all of the proposed
changes/modified text developed by City staff and approved by Caltrans in strikeout (deletions)
and underline (additions) format. Specifically, the changes are limited to the off-site road
improvements managed by the City’s Engineering Division in subsection (c)(3) and the key
aspects of the proposed changes are summarized as follows:
5 See Chapter 405.7 Public Road Intersections and related Figure 405.7 from Caltrans’ Highway Design Manual
found here http://www.dot.ca.gov/hq/oppd/hdm/pdf/english/chp0400.pdf
ITEM NUMBER: 3
DATE: 04-01-14
9-3.656(c)(3)(v) Original condition requiring new left- turn lanes for eastbound
traffic on SR 41 at intersections with Los Altos Road and driveway
serving lots 109-112.
Modification proposes: (1) minor text amendments to
acknowledge and address the fact that one of the required left-turn
lanes has already been constructed but may need further
refinements to comply with current Caltrans standards; and (2)
revised timing requirements for construction of new left-turn lane
on SR 41 to account for the fact that the left-turn lane from
eastbound SR 41 already exists for eastbound traffic entering Los
Altos Road and to ensure no building permits are issued for Project
lots 109-112 before the new left-turn lane improvement is
constructed for eastbound SR41 traffic entering the driveway
access for Project lots 109-112, if required by Caltrans.
9-3.656(c)(3)(vi) Original condition requiring vehicle refuge lanes
Modification proposes to: (1) delete the requirement to construct
vehicle refuge lanes; (2) create a new condition requiring that the
existing residential driveway approach to SR 41 serving lots 109-
112 be improved to current Caltrans Design Standards; and (3)
create timing requirement for construction of improvements to
bring driveway approach to SR 41 serving lots 109-112 to current
Caltrans Design Standards to ensure no building permits are issued
for lots 109-112 before this improvement is constructed.
9-3.656(c)(3)(vii) Original condition requiring sight distance improvements
Modification proposes: (1) enhanced sight distance clearance to
ensure compliance with most current Caltrans standards; and (2)
revised timing requirements for interim/final sight distance
improvements.
9-3.656(c)(3)(viii) Original condition requiring advisory/warning signage on SR 41
Modification proposes: (1) enhanced advisory/warning signage to
ensure compliance with most current Caltrans standards; and (2)
revised timing requirements for interim/final advisory/warning
signage.
9-3.656(c)(3)(ix) Original condition requiring right-turn lanes for westbound traffic
on SR 41 at intersections with Los Altos Road and driveway
serving Project lots 109-112.
Modification proposes: (1) right-turn taper (in lieu of full
dedicated right-turn lane) on SR 41 for westbound traffic entering
Los Altos Road; (2) deletion of right-turn lane requirement on SR
41 for westbound traffic entering driveway serving Project lots
109-112; and (3) revised timing requirement for construction of
ITEM NUMBER: 3
DATE: 04-01-14
right-turn taper to ensure improvement is constructed well before it
is warranted.
As discussed and demonstrated below, the proposed changes to PD-11 are minor in nature in that
they do not result in any new significant adverse environmental impacts or an increase in the
severity of impacts already identified in the 3F Meadows EIR. Rather, the modifications avoid
the creation of a new significant adverse impact and generally provide updates to modernize and
ensure the required improvements are built to current Caltrans Design Standards.
IV. ENVIRONMENTAL ASSESSMENT
A. Applicable Legal Standards
This Addendum is prepared pursuant to CEQA Guidelines section 15164, which states: “The
lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if
some changes or additions are necessary, but none of the conditions described in Section 15162
calling for preparation of a subsequent EIR have occurred.” CEQA Guidelines section 15162(a)
echoes and implements the CEQA statutory provision contained in Public Resources Code
section 21166 in that it specifies that no subsequent EIR shall be prepared for a project unless the
lead agency determines:
(1) Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or
negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete or the negative declaration was adopted,
shows any of the following:
(A) The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible and would substantially reduce one or more
ITEM NUMBER: 3
DATE: 04-01-14
significant effects of the project, but the project proponents decline to
adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or
more significant effects on the environment, but the project proponents
decline to adopt the mitigation measure or alternative.
Pursuant to CEQA Guidelines Section 15164(e), this Addendum details: (1) proposed changes
to modify some and delete other provisions in the PD-11; (2) the less-than-significant
environmental impacts associated with the proposed changes in the PD-11; and (3) the reasons
and evidentiary support for the City’s conclusions that the changes to the PD-11 do not meet the
conditions described in Section 15162 calling for preparation of a subsequent EIR.
Further guidance is provided by caselaw, particularly as referenced under CEQA Guidelines
Section 15162 which refers to Bowman v. Petaluma (1986) 185 Cal.App.3d 1065, which
distinguished requirements for a subsequent EIR from the threshold required for initial EIR
preparation, stating:
Whereas section 21151 requires an EIR if the project ‘may have a
significant effect on the environment,’ section 21166 provides that
an agency may not require preparation of an EIR unless
‘substantial changes’ in the project or its circumstances will
require ‘major revisions’ to the EIR. The two statutes serve quite
different purposes and have correspondingly different effects. The
question addressed by section 21151 is whether any environmental
review is warranted. CEQA procedures reflect a preference for
resolving doubts in favor of such review. [citations omitted]. In
the present case, however, section 21166 comes into play precisely
because in-depth review has already occurred, the time for
challenging the sufficiency of the original EIR has long since
expired and the question is whether circumstances have changed
enough to justify repeating a substantial portion of the process.
Thus, while section 21151 is intended to create a ‘low threshold
require for preparation of an EIR,’ section 21161 indicates a quite
different intent, namely, to restrict the powers of agencies ‘by
prohibiting [them] from requiring a subsequent or supplemental
environmental impact report’ unless the stated conditions are met.
Further, caselaw is equally clear that in situations like this one, lead agencies may modify or
delete previously adopted mitigations measures without preparing a supplemental EIR if the
agency gives a legitimate reason for making the change, and supports its decision with
substantial evidence. (Mani Bros. Real Estate Group v. City of Los Angeles (2007) 153
Cal.App.4th 1385; Katzeff v. Department of Forestry & Fire Protection (2010) 181 Cal.App.4th
601; Lincoln Place Tenants Ass’n v. City of Los Angeles (2005) 130 Cal.,App.4th 1491. These
decisions demonstrate that where the modification or deletion of a mitigation measure would not
change the prior approval in a way that would allow a new significant impact to occur, or
ITEM NUMBER: 3
DATE: 04-01-14
increase the severity of a previously identified significant impact, no subsequent EIR is required
and a brief explanation of the decision not to prepare a subsequent EIR shall be given and can be
provided in an addendum to the prior EIR.
B. Evaluation Of The Potential Environmental Impacts Of The Proposed
Changes To PD-11
The following discussion evaluates the potential environmental consequences associated with the
changes the City is proposing to make to several of the Project conditions in PD-11. Because the
PD-11 conditions at issue involve measures identified solely to address the potential off-site
traffic impacts of the 3F Meadows Project at the intersections of SR 41/Los Altos Road and SR
41/driveway to Project lots 109-112, this discussion is similarly limited to evaluating whether the
proposed changes will result in any new or more severe traffic impacts at those intersections
compared to the potential traffic impacts identified in the original 3F Meadows EIR. This
limitation is reasonable because, as noted above, no changes are proposed for any other aspect of
the Project including the number, location or development of residential lots, roads or any other
aspect of the 3F Meadows Project and the City is not proposing any discretionary approvals
other than the changes to PD-11.
1. The Proposed Changes To The Condition In PD-11 (Section 9-
3.656(c)(3)(v)) Requiring New Left-turn lanes On SR 41 Will Not Result
In Any New Or More Severe Traffic Impacts.
ITEM NUMBER: 3
DATE: 04-01-14
As demonstrated in Exhibit G, the City is proposing to modify this condition as follows:
The above-referenced modifications: (1) make minor text amendments to acknowledge and
address the fact that required left-turn lane onto Los Altos Road has been constructed but may
need further refinements to comply with Caltrans standards; and (2) revise the timing
requirements for construction of new left-turn lane on SR 41 to account for the fact that the left-
turn lane from SR 41 already exists for eastbound traffic entering Los Altos Road and to ensure
no building permits are issued for Project lots 109-112 before the new left-turn lane
improvement is constructed for eastbound SR41 traffic entering the driveway access for Project
lots 109-112, if required by Caltrans.
The 3F Meadows EIR imposed these left-turn lanes on SR41 to address unspecified “safety
hazards.” Analysis of current information and data, however, demonstrates that traffic impacts
and safety hazards from the 3F Meadows Project at these two intersections are less than
significant. As noted in W-Tran’s report, reported accidents at the SR41/Los Altos Road
intersection are below the statewide average for similar intersections. Further, the W-Trans
report also notes that the required left-turn lane from eastbound SR41 onto Los Altos Road has
already been constructed. Nonetheless, instead of deleting this requirement the City is simply
modifying it to ensure that any additional left-turn lane improvements Caltrans believes are
necessary to bring that existing left lane into conformance with current Caltrans Design
Standards are constructed well before full Project build-out.
ITEM NUMBER: 3
DATE: 04-01-14
Further, the W-Trans’ report also concludes that a left-turn lane into the driveway for lots 109-
112 is not warranted under any conditions. According to the recent traffic counts and W-Trans’
conservative analysis regarding potential traffic impacts associated with full build-out of the
Project and other undeveloped lots in the vicinity a left-turn lane into the driveway to lots 109-
112 is neither warranted now nor in the future. Nonetheless, while the City is not currently
proposing to delete the required left-turn lane into lots 109-112, the proposed amendment does
include language permitting Caltrans to delete the requirement at its discretion in the future.
Regardless, because the most current traffic information and impact analysis demonstrates that a
left-turn lane is not required to address any identified adverse environmental impacts associated
with vehicles turning left into lots 109-112, no impacts will result even if Caltrans decides to
modify or delete this requirement in the future. This conclusion is further supported by the fact
that PD-11 will continue to require that the existing residential driveway approach serving
Project lots 109-112 be improved to current Caltrans Design Standards. (See Section IV.B.2.
immediately below.)
In sum, substantial evidence supports the conclusion that the proposed changes to Section 9-
3.656(c)(3)(v) will not result in any new or more severe impacts than those previously identified
in the 3F Meadows EIR and no further environmental impact analysis is required under CEQA.
2. The Proposed Changes To The Condition In PD-11 (Section 9-3.656(c)(3)(vi))
Requiring Vehicle Refuge Lanes Will Not Result In Any New or More Severe
Traffic Impacts.
As demonstrated in Exhibit G, the City is proposing to modify this condition as follows:
The above-referenced modifications: (1) delete the requirement to construct vehicle refuge
lanes; (2) create a new condition requiring that the existing residential driveway approach to SR
41 serving lots 109-112 be improved to current Caltrans Design Standards; and (3) create timing
requirement for construction of improvements to bring driveway approach to SR 41 serving lots
ITEM NUMBER: 3
DATE: 04-01-14
109-112 to current Caltrans Design Standards to ensure no building permits are issued for lots
109-112 before this improvement is constructed.
The 3F Meadows EIR imposed these left-turn lanes on SR41 to address unspecified “safety
hazards.” Analysis of current information and data, however, demonstrates that traffic impacts
and safety hazards from the 3F Meadows Project at these two intersections are less than
significant and that vehicle refuge lanes are not necessary. W-Trans’ report demonstrates that
both intersections do and will continue to operate satisfactorily at a level of service C or better
during the peak traffic hours. Accordingly, vehicles desiring to turn out onto SR 41 from Los
Altos Road or from the driveway to Project lots 109-112 will not experience significant adverse
delays. As a result, there is no potential traffic impact at these intersections in need of mitigation
requiring the construction of vehicle refuge lanes and thus no adverse environmental impacts
will result from the deletion of the refuge lane requirements.
While current data showing that reported accidents at the SR41 and Los Altos road intersection
are below the statewide average for similar intersections demonstrates that there are no current
traffic safety concerns at that intersection, no such similar data is available for the intersection of
SR 41 and the driveway to lots 109-112. Accordingly, the City’s proposed modification to PD-
11 requires that the driveway approach to SR41 be improved to meet current Caltrans Design
Standards before the issuance of any building permits for lots 109-112. This condition will
ensure that any traffic safety concerns will be addressed before anyone moves into and begins
using the driveway to lots 109-112.
Accordingly, substantial evidence supports the conclusion that the proposed changes to Section
9-3.656(c)(3)(vi) will not result in any new or more severe impacts than those previously
identified in the 3F Meadows EIR and no further environmental impact analysis is required
under CEQA.
3. The Proposed Changes To The Condition In PD-11 (Section 9-3.656(c)(3)(vii))
Requiring Sight Distance Improvements Will Not Result In Any New or More
Severe Traffic Impacts.
ITEM NUMBER: 3
DATE: 04-01-14
As demonstrated in Exhibit G, the City is proposing to enhance this condition as follows:
The above-referenced modifications propose: (1) enhanced sight distance requirements to ensure
compliance with the most current Caltrans design standards; and (2) revised timing requirements
for interim/final sight distance improvements.
These enhancements and revised timing requirements take nothing significant away from and
only strengthen the prior sight distance improvement requirement in that the proposed changes
not only ensure adequate sight distance will be provided at both intersections in accordance with
current Caltrans Design Standards6, but that the sight distance improvements at both
intersections will be made and maintained in the short term due to the new interim timing
requirements until final sight distance improvements are constructed as part of the long-term
intersection improvements required for both intersections. These interim requirements were
6 The use of current standards will increase the traffic safety protection of this condition because while 500 feet of
sight distance clearance was the standard when the 3F Meadows EIR was prepared, Caltrans’ current sight distance
clearance standard for vehicles turning out onto a state highway with a design posted speed of 55 mph is now 605
feet of required corner sight distance clearance. (See Caltrans Encroachment Permits Manual, Appendix J – Road
Connections and Driveways.)
ITEM NUMBER: 3
DATE: 04-01-14
added by the City to address public comments about sight-distance issues as it may be several
years until the final improvements to SR-41/Los Altos Road and SR41/driveway to lots 109-112
intersections are constructed pursuant to Sections 9-3.656(c)(3)(vi) [upgraded residential
driveway approach serving lots 109-112] and 9-3.656(c)(3)(ix) [upgraded SR41-Los Altos Road
intersection to add right-turn taper and other related improvements].
Because the prior site distance improvement requirements have been retained and modified
solely to ensure early compliance with modern standards, substantial evidence supports the
conclusion that the proposed changes to Section 9-3.656(c)(3)(vii) will not result in any new or
more severe impacts than those previously identified in the 3F Meadows EIR and no further
environmental impact analysis is required under CEQA.
4. The Proposed Changes To The Condition In PD-11 (Section 9-3.656(c)(3)(viii))
Requiring Advisory And Warning Signage Will Not Result In Any New or More
Severe Traffic Impacts.
As demonstrated in Exhibit G, the City is proposing to enhance this condition as follows:
The above-referenced modifications propose: (1) enhanced advisory/warning signage
requirements to ensure compliance with the most current Caltrans design standards; and (2)
revised timing requirements for interim/final advisory/warning signage.
ITEM NUMBER: 3
DATE: 04-01-14
These enhancements and revised timing requirements take nothing significant away from and
only strengthen the prior requirement in that the modifications not only ensure adequate signage
will be provided at both intersections in accordance with current Caltrans Design Standards, but
that the signage at both intersections will be installed in the short term due to the new interim
timing requirements until final signage improvements are constructed as part of the long-term
intersection improvements required for both intersections. These interim requirements were
added by the City to address public comments about warning signage issues as it may be several
years until the final improvements to SR-41/Los Altos Road and SR41/driveway to lots 109-112
intersections are constructed pursuant to Sections 9-3.656(c)(3)(vi) [upgraded residential
driveway approach serving lots 109-112] and 9-3.656(c)(3)(ix) [upgraded SR41-Los Altos Road
intersection to add right-turn taper and other related improvements].
Because the prior advisory and warning signage requirements have been retained and modified
solely to ensure early compliance with modern standards, substantial evidence supports the
conclusion that the proposed changes to Section 9-3.656(c)(3)(vii) will not result in any new or
more severe impacts than those previously identified in the 3F Meadows EIR and no further
environmental impact analysis is required under CEQA.
5. The Proposed Changes To The Condition In PD-11 (Section 9-3.656(c)(3)(ix))
Requiring New Right-turn Lanes Will Not Result In Any New or More Severe
Traffic Impacts.
As demonstrated in Exhibit G, the City is proposing to modify this condition as follows:
The above-referenced modifications propose: (1) the construction of a right-turn taper (in lieu of
full dedicated right-turn lane) on SR 41 for westbound traffic entering Los Altos Road; (2) the
deletion of the right-turn lane requirement on SR 41 for westbound traffic entering driveway
ITEM NUMBER: 3
DATE: 04-01-14
serving Lots 109-112; and (3) a revised timing requirement for the construction of the right-turn
taper to ensure improvement is constructed well before it is warranted.
The 3F Meadows EIR imposed these right-turn lanes on SR41 in response to comments
submitted by Caltrans and to address unspecified “safety hazards.” Analysis of current
information and data, however, demonstrates that traffic impacts and safety hazards from the 3F
Meadows Project at these two intersections are less than significant and that new right-turn lanes
are no longer necessary as the anticipated traffic does not generate enough vehicles making right-
turns at these intersections to require the construction of new right-turn lanes. Additionally,
Caltrans has indicated and recently re-confirmed that it no longer desires the right-turn
channelization because constructing a new right-turn lane at this location would require
extensive realignment of an adjacent creek that would create additional adverse environmental
impacts and right of way constraints. The W-Trans’ report demonstrates that both intersections
do and will continue to operate satisfactorily at a level of service C or better during the peak
traffic hours. More importantly, the W-Trans’ report demonstrates that the threshold requiring a
new right-turn lane on SR 41 for westbound traffic entering Los Altos Road will not be reached
until an additional 112 residential units were to be developed above and beyond the units
anticipated to be developed by the Project and other nearby undeveloped parcels in the traffic
shed area in the Future Plus Project scenario. Similarly, the W-Trans’ report demonstrates that
no additional facilities in the form of either a right-turn lane or right-turn taper would be
warranted on SR 41 for westbound traffic entering the driveway serving Project lots 109-112
even under Future Plus Project traffic conditions due to the low traffic volume to be generated by
the four additional residential lots, and, any potential safety impacts will be addressed by the new
condition discussed above requiring Castlerock to bring the driveway approach to up to current
Caltrans standards prior to development of Project lots 109-112 Accordingly, no new or more
severe impacts will result from deleting the right-turn lane requirements at these intersections
because there is no potential traffic impact now or in the future resulting from the Project that
would require a right-turn lane for mitigation.
However, while right-turn lanes are not warranted at either intersection, W-Trans’ report does
conclude that a right-turn taper on SR 41 for westbound traffic entering Los Altos Road is
necessary to reduce a potential traffic impact under both Existing Plus Project and Future Plus
Project scenarios. W-Trans’ report also concludes that the right-turn taper would be required just
prior to full build-out of the 101 anticipated residential units studied (82 remaining Project lots,
15 non-Project lots in the same traffic shed and 4 anticipated second units in the traffic shed).
Accordingly, the proposal to add a condition requiring construction of a right-turn taper prior to
the issuance of the 52nd building permit or for the Project or within 3-years (whichever occurs
first) ensures that the mitigation recommended by Caltrans and confirmed by W-Trans will be in
place well before it is warranted.
In sum, substantial evidence supports the conclusion that the proposed changes to Section 9-
3.656(c)(3)(ix) will not result in any new or more severe impacts than those previously identified
in the 3F Meadows EIR and no further environmental impact analysis is required under CEQA.
ITEM NUMBER: 3
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V. CONCLUSION
Based on the analysis in this Addendum and its exhibits, the City concludes that a subsequent
EIR is not necessary as the proposed changes to PD-11 are minor in nature in that they do not
result in any new significant adverse environmental impacts or an increase in the severity of
impacts previously identified in the 3F Meadows EIR. In fact, the changes are decidedly
beneficial from an environmental impact and public safety point of view as they avoid the
creation of a new significant adverse impact (associated with the original PD-11 requirement that
State Route 41 be widened to facilitate construction of a new dedicated right-turn lane from
westbound State Route 41 onto Los Altos Road) and generally provide updates to modernize and
ensure that the improvements that are necessary are built to current Caltrans Design Standards.
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Exhibit A 3F Meadows/Oak Ridge Estates Public Improvement Map
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Exhibit B March 6, 1995 letter from Engineering Development Associates (Michael
Hodge) to Caltrans (Larry Newland)
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Exhibit C June 15, 2005 letter from Caltrans (Steve Senet) to R. Thompson
Consulting (Russ Thompson)
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Exhibit D November 9, 2010 letter from Caltrans (Steve Senet) to Ogden & Fricks LLP
(Roy Odgen)
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Exhibit E W-Trans’ February 4, 2014 report to City of Atascadero Deputy Public Works
Director (David Athey)
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Exhibit F March 11, 2014 letter from Caltrans (Steve Senet) to City Deputy Public
Works Director (David Athey)
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Exhibit G Proposed amendments to PD-11 showing deletions (in strikeout) and
additions (in underline) format
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ATTACHMENT 9: Draft Resolution PC 2014-0006: PD-11 Text Amendment
DRAFT RESOLUTION PC 2014-0006
A RESOLUTION OF THE ATASCADERO
PLANNING COMMISSION RECOMMENDING THE
CITY COUNCIL APPROVE ZONE CHANGE 2014-0171,
AMENDING SECTION 9-3.656 (PD-11) OF THE
ATASCADERO ZONING ORDINANCE
Oak Ridge Estates / 3F Meadows
(Castlerock Development / KM Holdings)
The Planning Commission hereby finds and declares as follows:
WHEREAS, an application has been received from K&M Holdings, 445 Green Gate
Road, San Luis Obispo, California 93401, (Applicant), to consider an amendment to Section 9-
3.656 (PD-11) of the Atascadero Zoning Ordinance pertaining to the off-site road improvement
requirements for the 3-F Meadows / Oak Ridge Estates housing development; and,
WHEREAS, the City Council directed City staff to process an amendment to PD-11
during a City Council meeting held on May 14, 2013; and,
WHEREAS, the PD-11 project area, also known as 3-F Meadows and Oak Ridge
Estates, is currently zoned Residential Suburban / PD-11 (RS / PD-11); and,
WHEREAS, a Final Environmental Impact Report (SCH 94061014) was certified by the
Atascadero City Council on February 28, 1995; and,
WHEREAS, an addendum to the Final Environmental Impact Report that analyzes the
proposed amendment to PD-11 has been prepared and reviewed by the Planning Commission;
and,
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact this amendment to the Atascadero Zoning Ordinance to protect the health, safety
and welfare of its citizens by applying orderly development of the City; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
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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 Zoning Amendments;
and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on April 1, 2014, studied and considered Zone Change 2014-0171, after first
studying and considering the Proposed Environmental Impact Report addendum prepared for the
project, and,
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO HEREBY RECOMMENDS THE FOLLOWING:
SECTION 1. Findings for Approval of an amendment to the Atascadero Zoning
Ordinance, amending portions of Section 9-3.656 (PD-11).
The Planning Commission finds as follows:
1. The proposed amendment is consistent with the Atascadero General Plan; and,
2. The proposed amendment is consistent with the original intent of the PD-11 Zoning
Code; and,
3. The proposed amendment will not 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 amendments will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development.
SECTION 2. Recommendation. The City of Atascadero Planning Commission, in a
regular session assembled on April 1, 2014, resolved to recommend the introduction for first
reading by title only, an ordinance that would amend section 9-3.656 (PD-11) of the Atascadero
Zoning Ordinance:
9-3.656 Establishment of Planned Development Overlay Zone No. 11: (PD11).
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9-3.656(c)(3)
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On motion by Planning Commission Member ______________ and seconded by
Planning Commission Member _________________, the foregoing Resolution is hereby adopted
on this 1st day of April, 2014, in its entirety on the following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
By:______________________________
Dennis Schmidt, Chairperson
City of Atascadero Planning Commission
ATTEST:
______________________________
Warren Frace
Community Development Director
City of Atascadero
Secretary