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Home My WebLink AboutPC_2013-02-05_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning CITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, February 5, 2013 – 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Ward Vice Chairperson Vacant Commissioner Anderson Commissioner Bentz Commissioner Colamarino Commissioner Cooper Commissioner Dariz Commissioner 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 JANUARY 29, 2013. City of Atascadero Planning Commission Agenda Regular Meeting, February 5, 2013 Page 2 of 4 http://www.facebook.com/planningatascadero @atownplanning 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 inv ited 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 th e Commission will discuss the item and take appropriate action(s).) 2. PLN 2099-0818 / CONDITIONAL USE PERMIT 2005-0175 AMENDMENT FOR 13000 ATASCADERO ROAD (EAGLE CREEK) Property Owners and Applicant: Eric and Vicky Winslow, PO Box 6014, Atascadero, CA 93423 Project Title: PLN 2099-0818 / Amendment to Conditional Use Permit 2005-0175 Project Location: 13000 Atascadero Road., Atascadero, CA 93422 APN 045-391-025 (San Luis Obispo County) Project Description: An application has been received to amend the Conditions of Approval for Conditional Use Permit 2005-0175 (Eagle Creek Master Plan of Development) in order to allow an oversized 2nd unit on APN 045-391-025. The 8.6-acre subject lot was previously used as the golf course facility and contains two detached, vacant commercial buildings. In 2011, Conditional Use Permit 2005- 0175 was approved by the Planning Commission to allow one single -family residence (no maximum square footage) and one second unit (maximum 1200 square feet). The current CUP amendment proposes to convert the two existing commercial buildings on site into a single-family unit and an oversized 2nd unit due to the configuration of the two commercial buildings on site. General Plan Designation: Single Family Residential-Y (SFR-Y) Zoning District: Residential Single Family-Y (RSF-Y) & Planned Development 8 overlay Proposed Environmental Determination: Consistent with Mitigated Negative Declaration 2011-0004, which was certified by the Planning Commission on December 6, 2011. City of Atascadero Planning Commission Agenda Regular Meeting, February 5, 2013 Page 3 of 4 http://www.facebook.com/planningatascadero @atownplanning COMMUNITY DEVELOPMENT STAFF REPORTS (CONTINUED FROM PLANNING COMMISSION MEETING ON JAN. 29, 2013) 3. PLN 2010-1361, CLIMATE ACTION PLAN TOOLBOX AND GREENHOUSE GAS REDUCTION MEASURE REVIEW COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting of the Planning Commission is scheduled for February 19, 2013, at City Hall, Council Chambers, 6907 El Camino Real, 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. Applicant: City of Atascadero, 6907 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2010-1361, Climate Action Plan (CAP) Toolbox and Greenhouse Gas Reduction Measure Review Project Location: Citywide Project Description: The City Council has designated the Planning Commission to act as the “Steering Committee” for the San Luis Obispo County Air Pollution Control District’s (APCD) Countywide Climate Action Planning project. The purpose of a Climate Action Plan is to reduce greenhouse gas emissions within the City of Atascadero. In November, the APCD’s consultant released the toolbox of potential Greenhouse Gas (GHG) reduction measures. The next step is for each City to choose which measures they would like to see in their Climate Action Plan. The APCD consultant will use the measures chosen by the City to write a draft Climate Action Plan document. Staff is recommending the Planning Commission review all of the toolbox GHG reduction measures and make a recommendation t o the City Council regarding which measures should be included in a future Climate Action Plan for the City of Atascadero. City of Atascadero Planning Commission Agenda Regular Meeting, February 5, 2013 Page 4 of 4 http://www.facebook.com/planningatascadero @atownplanning 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, 6907 El Camino Real, Atascadero. Matters are considered by the C ommission 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, 6907 El Camino Real, Atascadero, and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information (470 -3400). In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the Commission to approach the lectern and be recognized. 1. Give your name for the record (not required) 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for Public Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Co mmission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a USB drive or CD is preferred. Access to hook up your laptop to the City's projector can also be provided. 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 1/29/13 Page 1 of 8 CITY OF ATASCADERO PLANNING COMMISSION DRAFT ACTION MINUTES Regular Meeting – Tuesday, January 29, 2013 – 7:00 P.M. City Hall Council Chambers 6907 El Camino Real, Atascadero, California CALL TO ORDER - 7:00 p.m. Chairperson Ward called the meeting to order at 7:00 p.m. and Commissioner Anderson led the Pledge of Allegiance. ROLL CALL Present: Commissioners Anderson, Bentz, Cooper, Colamarino, Dariz, Wolff, and Chairperson Ward Absent: None Others Present: Recording Secretary Annette Manier Staff Present: Community Development Director, Warren Frace Senior Planner, Callie Taylor 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 ITEM NUMBER: 1 DATE: 2-5-13 PC Draft Action Minutes of 1/29/13 Page 2 of 8 PLANNING COMMISSION BUSINESS None CONSENT CALENDAR 1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JANUARY 15, 2013. MOTION: By Commissioner Bentz and seconded by Commissioner Dariz to approve the consent calendar. Motion passed 6:0 by a roll-call vote. (Cooper abstained) COMMUNITY DEVELOPMENT STAFF REPORTS 2. PLN 2010-1361, CLIMATE ACTION PLAN TOOLBOX AND GREENHOUSE GAS REDUCTION MEASURE REVIEW Director Frace stated this is a Study Session and gave an overview on the meeting format. The Planning Commission will make a recommendation to City Council. He Applicant: City of Atascadero, 6907 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2010-1361, Climate Action Plan (CAP) Toolbox and Greenhouse Gas Reduction Measure Review Project Location: Citywide Project Description: The City Council has designated the Planning Commission to act as the “Steering Committee” for the San Luis Obispo County Air Pollution Control District’s (APCD) Countywide Climate Action Planning project. The purpose of a Climate Action Plan is to reduce greenhouse gas emissions within the City of Atascadero. In November, the APCD’s consultant released the toolbox of potential Greenhouse Gas (GHG) reduction measures. The next step is for each City to choose which measures they would like to see in their Climate Action Plan. The APCD consultant will use the measures chosen by the City to write a draft Climate Action Plan document. Staff is recommending the Planning Commission review all of the toolbox GHG reduction measures and make a recommendation to the City Council regarding which measures should be included in a future Climate Action Plan for the City of Atascadero. PC Draft Action Minutes of 1/29/13 Page 3 of 8 explained that Senior Planner Taylor will be presenting the staff report, and that it is not necessary to make a final decision tonight. Senior Planner Taylor gave the staff report , and answered questions from the Commission. PUBLIC COMMENT The following persons spoke during public comment: Bob Martz, Don Cross, Ed Veek, Michael Lautner, Ray Wyman, Sandy Jack, Ted Gilbert, Jim Shannon, and Peter Burn. Chairperson Ward closed the Public Comment period. Senior Planner Taylor gave a brief overview on the first item on the list, ENERGY, and Director Frace and Senior Planner Taylor answered questions from the Commission: 4a - Energy Efficiency Outreach and Incentive Programs  Conduct additional outreach and promotional activities, either individually or in collaboration with San Luis Obispo County Energy Watch, targeting specific groups or sectors within the community (e.g., homeowners, renters, businesses, etc.).  Designate one week per year to conduct an energy efficiency outreach campaign targeting a specific group. The campaign week can also be used to recognize and encourage programs and educational outreach conducted by industry organizations, non-governmental entities, government agencies, and other community groups.  Direct community members to existing program websites, such as Energy Upgrade California and San Luis Obispo County Energy Watch. The Commission agreed to include program, but limit staff time. 4b - Energy Audit and Retrofit Program  Individually or in collaboration with San Luis Obispo County Energy Watch, local utilities, and local jurisdictions to develop and promote a residential and commercial energy audit program with direct installation of no- and low-cost measures by qualified contractors, leveraging existing rebates.  Individually, or in collaboration with San Luis Obispo County Energy Watch to conduct outreach and promotional activities targeting specific groups (e.g., owners of buildings built prior to Title 24 [1980]).  As part of the business licensing and renewal process, encourage businesses to participate in the program and receive an energy audit.  Participate in and promote a single-family residential energy efficiency financing program, such as a Property Assessed Clean Energy [PACE] program, to encourage investment in energy efficiency upgrades. PC Draft Action Minutes of 1/29/13 Page 4 of 8  Continue to participate in and promote the CaliforniaFIRST energy efficiency financing program for multi-family residential and commercial buildings.  Work with Energy Upgrade California, local utilities, and/or community businesses and organizations, to annually conduct a "do-it-yourself" workshop for building energy retrofits.  Highlight the effectiveness of energy audits and retrofits by showcasing the success of retrofits on the City's website or in its newsletter. The Commission agreed to include program, as long as it is voluntary and educational only. 4c - Income-Qualified Energy Efficient Weatherization Programs  Establish partnership with CAPSLO related to income-qualified weatherization programs, such as PG&E's Middle Income Direct Install program.  Identify and promote program, either individually in collaboration with CAPSLO, to additional income-qualified households using additional sources of data available to the City, (e.g., water bills, housing records, etc.) The Commission was neutral on this program. Concerned with staff time, thought private sector should take the lead. 4d - Energy Conservation Ordinance  Coordinate with the other local jurisdictions in the region to develop a local energy conservation ordinance.  Develop and adopt a local residential energy conservation ordinance.  Enforce existing commercial energy disclosure rules, pursuant to (AB 531) that require commercial businesses to provide twelve months of energy-use information using the U.S. Environmental Protection Agency’s ENERGY STAR Portfolio Manager. The Commission opposed this measure. 4e - Incentives for Exceeding Title 24 Building Energy Efficiency Standards  Collaborate with community organizations and businesses, local utilities, and other local jurisdictions in the region to develop and promote a technical assistance and best practices program that aids developers in selecting and implementing energy efficiency measures that exceed State standards.  Identify and provide incentives (e.g., expedited or streamlined permitting, reduced fees, public recognition, etc.) for applicants whose project exceeds State requirements by a specified percent.  Update building permit process to incentivize higher building performance. PC Draft Action Minutes of 1/29/13 Page 5 of 8  Launch an educational campaign for builders, permit applicants, and the general public to promote best practices and incentive program; provide information and assistance about energy efficiency options online and at permit counter. The Commission opposed any new requirements, but supported streamlining permits and publicizing energy efficient projects. 4f - Energy Efficient Public Realm Lighting Requirements  Develop and adopt an ordinance that requires new development to utilize high efficiency lights in parking lots, streets, and other public areas. The Commission wanted more cost benefit information on this issue. 4g - Small Solar Photovoltaic (PV) Incentive Program  Conduct a comprehensive review of the City's solar permitting process based on the Governor's Office of Planning and Research's (OPR) California Solar Permitting Guidebook (June 2012), identifying any existing barriers.  Improve the permit review and approval process for small solar PV systems by implementing recommendations for streamlined permitting identified in the California Solar Permitting Guidebook (e.g., use standardized forms, provide clear written instructions on the permitting process and a checklist of required application materials, make information available on the City's website and at the permit counter, etc.).  Collaborate with other local jurisdictions in the region to standardize requirements across jurisdiction, by using common permit materials, such as checklists and standard plans, to reduce permit submittal errors among contractors working throughout a region.  Participate in and promote a residential and commercial renewable energy financing program (through a Property Assessed Clean Energy [PACE] program, CaliforniaFIRST, a joint powers authority with neighboring jurisdictions, or other mechanisms) allowing residential and commercial property owners to voluntarily invest in renewable energy upgrades for their buildings.  Expand education on and promotion of existing incentive, rebate, and financing programs for solar PV systems and solar hot water heaters targeting specific groups or sectors within the community.  Designate one week per year to conduct a renewable energy outreach campaign targeting a specific group. The campaign week can also be used to recognize community members that have implemented noteworthy or unique renewable energy projects. The Commission supported program, with the exception that solar hot water heaters are not encouraged. 4h - Income-Qualified Solar PV Program  Collaborate with Grid Alternatives and other community organizations to provide targeted education and outreach to developers and homeowners about incentives offered through the PC Draft Action Minutes of 1/29/13 Page 6 of 8 Single Family Affordable Solar Homes (SASH) Program and the Multifamily Affordable Solar Homes Program (MASH).  Provide targeted outreach to homeowners about solar water heating incentives offered through the California Solar Initiative. The Commission supported the solar program if voluntary. 4i – Community Choice Aggregation Program (CCA)  Participate in and consider the results of the Renewable Energy Secure Communities project for San Luis Obispo County (SLO-RESCO), a regional partnership working to identify the best mix of resources for clean, secure and affordable energy.  Develop a CCA program and purchase a portfolio comprised of cleaner generation sources above the 33% RPS by 2020. The Commission opposed this measure. 4j - Municipal Energy Efficiency Retrofits and Upgrades  Adopt a municipal energy target.  Complete energy audits and benchmarking of all municipal facilities, leveraging existing programs, such as PG&E's Automated Benchmarking Service or the U.S. Environmental Protection Agency's ENERGY STAR Challenge program.  Maintain a regular maintenance schedule for heating and cooling, ventilation and other building functions.  Establish a prioritized list of energy efficiency upgrade project and implement as funding becomes available.  Install an energy management system that monitors energy use and controls heating, cooling, and ventilation to increase efficiency. The Commission supported this program. 4k - Municipal Energy Efficient Public Realm Lighting  Conduct an inventory of existing outdoor public light fixtures.  Identify and secure funding to replace inefficient city-owned or -operated public lighting. The Commission supported this program. The City should lead by example. It makes good business sense. 4l - Energy Efficiency Requirements for New Municipal Buildings  Review existing municipal building policies and standards.  Adopt a policy to exceed Title 24 building efficiency standards by a certain percent. The Commission supported this program. If we are trying to lead, we should be doing it ourselves. PC Draft Action Minutes of 1/29/13 Page 7 of 8 4m - Renewable Energy Systems on City Property  Install solar or other renewable energy projects at select City facilities.  Identify funding sources and opportunities for municipal renewable energy generation.  Replace inefficient hot water heaters with those powered by solar energy. The Commission supported this program. Wastewater Treatment Facility may benefit from this. PUBLIC COMMENT The following persons spoke during public comment: Ed Veek , Jim Shannon, and Michael Lautner. Commissioner Colamarino clarified his comments in regards to Mr. Shannon’s comments and concerns. Chairperson Ward closed the Public Comment period. Director Frace answered additional questions from Chairperson Ward’s questions in regards to the air quality and Colony Square, drought tolerant trees, and what may quantify our numbers in our final report. The Commission agreed to hear the remainder of the items at the next regularly scheduled meeting on February 5, 2013. MOTION: By Commissioner Bentz and seconded by Commissioner Colamarino to continue the meeting to a date certain, on February 5, 2013 at 7:00 p.m. in the Council Chambers. Motion passed 7:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS None DIRECTORS REPORT  Director Frace stated that the City Council had their strategic planning session and discussed their goals.  Residential building permits are increasing. PC Draft Action Minutes of 1/29/13 Page 8 of 8  The next regularly scheduled meeting of the Planning Commission will be on February 5, 2013 with a Conditional Use Permit Amendment plus the continued items from tonight. ADJOURNMENT – 9:50 p.m. The next regular meeting of the Planning Commission is scheduled for February 5, 2013, at 7:00 p.m. at City Hall, Council Chambers, 6907 El Camino Real, Atascadero. MINUTES PREPARD BY: _____________________________ Annette Manier, Recording Secretary Adopted \\cityhall\cdvlpmnt\~ planning commission\pc agendas\~ pc minutes\pc minutes 13\pc draft actn minutes 1 29 13.am.docx ITEM NUMBER: 2 DATE: 2-5-13 Atascadero Planning Commission Staff Report - Community Development Department Callie Taylor, Associate Planner, (805) 470-3448, ctaylor@atascadero.org PLN 2099-0818 / Amendment to CUP 2005-0175 Eagle Creek: Oversized Second Unit on Lot 1 13000 Atascadero Road (Winslow) RECOMMENDATION: Staff Recommends the Planning Commission: Adopt Draft Resolution 2013-0003 approving an Amendment to Conditional Use Permit 2005-0175 (Master Plan of Development) to allow an oversized second unit (approximately 2000 square feet) on Lot 1 Parcel Map AT 11-0114 (APN 045-391-025) based on findings and subject to Conditions of Approval. REPORT-IN-BRIEF: The applicant has a submitted an application to amend the Conditions of Approval of Conditional Use Permit 2005-0175 (Eagle Creek Master Plan of Development.) The current property owner is requesting that the Planning Commission allow an oversized second unit on APN 045-391-025 (the old golf course lot). The existing structures at 13000 Atascadero Road (previously the golf course restaurant and club house) would be converted into a single-family residence and an oversized second unit. Each unit would be approximately 2000 square feet. Situation and Facts: 1. Owner / Applicant: Eric and Vicky Winslow, PO Box 6014, Atascadero, CA 93423 2. Project Address: 13000 & 13002 Atascadero Road, Atascadero, CA 93422 APN 045-391-020 and 025 3. General Plan Designation: Single-Family Residential (SFR-Y) 4. Zoning District: Residential Single-Family (RSF-Y) with Planned Development 8 (PD 8) Overlay 5. Site Area: 8.7 acres 6. Existing Use: Abandoned Golf Course and Vacant Structures 7. Environmental Status: Consistent with Certified Mitigated Negative Declaration 2011-0004 Location Map 13000 Atascadero Road (Previously Eagle Creek Golf Course) DISCUSSION: Background In 1991, the Eagle Creek Golf Course and residential subdivision was approved as a Planned Development #8. The property was rezoned from Commercial Tourist to Special Recreation and Single-Family Residential with the PD-8 Overlay District to allow for the construction of a golf course, driving range, and 13 single-family units. In 1998, the PD-8 was amended to allow golf course access off of Atascadero Road rather than Santa Barbara Road. In 2001, a Zone Change and Master Plan Amendment were approved to remove the outdoor driving range and add four additional single-family units on Atascadero Road. By 2005 the Eagle Creek Golf Course was closed to the public and watering and maintenance of the course ceased. After several study sessions to discuss what to do with the lot, the previous owner, Kelly Gearhart, submitted an application to convert the existing golf course into two lots, with one single-family residential dwelling unit on each lot. The old golf course would be left undeveloped with an 8 acre open space easement. A General Plan Amendment, Zone Change, Parcel Map, and Master Plan of Development Amendment were approved in 2007 to convert the 10 acre golf course site from Special Recreation to Single-Family Residential. In 2011, a minor CUP and Parcel Map Amendment were processed and approved to change some of the Conditions of Approval. The golf course parcel was to be cleaned up and dead trees removed, but not required to be re -landscaped. Since the approval of the 2011 Amendment, construction has been completed on Lot 2 at 13006 Atascadero Road and the single-family residential unit is now occupied. Lot 1 (the old golf course) has been sold to the current project applicant, Eric Winslow. Mr. Winslow has been considering possible floor plan configurations to convert the existing two detached commercial buildings on the Lot 1 to residential units. Proposed Amendment Per the current Conditions of Approval, the two existing structures on Lot 1 can be converted into two residential units. One unit would be considered the main house and would not have square footage limitations. The second structure would be a “second unit” which is limited to 1200 square feet of habitable space by City regulations. The current property owner, Mr. Winslow, has submitted an application to amend the Conditions of Approval of Conditional Use Permit 2005-0175 to request an oversized 2nd unit. Both units are proposed at approximately 2000 square feet in size. The City’s Municipal Code and State Second Unit Law (Government Code Section 65852.2) limit the size of second units to 1200 square feet. Any single-family lot in the City that is either on sewer or over 1 acre in size can construct a second unit up to 1200 square feet, provided that there are not CC&R’s, or other Planned Development or density restrictions that would limit this. Atascadero Municipal Code Section 9-5.060: Floor Area. The total floor area of a second unit shall not exceed one thousand two hundred (1,200) square feet. All development on a lot, including second units, must conform to the development standards of the underlying zoning district, including, but not limited to, setbacks, building separations, maximum lot coverage, grading limitations, and native tree preservation. For the past several months, the property owner has been considering options as to how the two existing buildings on Lot 1 can be converted into residential units. Both structures were originally permitted with about 1000 square feet of habitable commercial space on the first floors, and large full height “attic” space on the second floors. In order to fully utilize the existing space on both the first and second floor, the applicant has proposed to reconfigure the buildings and use the second floor for bed rooms. This would be the most logical use of the existing structures. However, due to the Municipal Code and State limitations on square footage for second units, City staff cannot issue a permit for a 2nd unit over 1200 square feet in size. Existing Floor Plans (Westerly Building on Lot 1) First Floor Second Floor: Currently 1000 sf commercial space Currently 1000 sf nonhabitable attic space Development on Lot 1 (13000 Atascadero Road) is regulated by the Planned Development #8 overlay as well as the Eagle Creek Master Plan of Development (processed as Conditional Use Permit 2005-0175.) The Master Plan of Development is site specific; it can limit development and use of the project site, or it can make specific allowances that would not otherwise be allowed. In this situation, the applicant’s request to allow an oversized 2nd unit on the 8.6 acre golf course lot can be allowed if the Master Plan of Development is amended to specifically allow for this use on Lot 1. The allowance the oversized 2nd unit would be specific to Lot 1 due to the large size of the lot and the unusual situation with the two existing commercial golf course structures. The following condition is proposed to be added: 7. Floor plans and square footage shall generally conform to Exhibit D. The existing club house and restaurant structures on Lot 1 may be combined to create one single-family residence, or the structures may be converted to create two detached single -family residential units consisting of a primary and an oversized 2nd unit. If two detached residential units are proposed, the 2nd unit may be oversized in order to utilize both the first and second floor of the existing structures, but the unit shall not exceed 2000 square feet of habitable space. Proposed Floor Plans: First Floor Second Floor: Covered parking for the site is proposed in conformance with the City’s Second Unit ordinance. All other residences in the Eagle Creek development were originally constructed with a two-car attached garage. However, the Planned Development overlay and the Municipal Code do not require covered parking for single -family units, and therefore Lot 1 is not currently required to construct a garage. Staff does recommend that at minimum, one covered parking space is provided on site as this would be the minimum requirement for any second unit in the City. Condition #8 in the attached resolution can be modified by the Planning Commission to require either less or more covered parking on Lot 1. Per Condition #16, the applicant shall comply with the City Council Inclusionary Housing Policy and pay an in-lieu of fee based on 5% of the construction valuation. The in-lieu fee would apply to all new residential units on the subject site. This condition can only be modified by City Council as this is a Council policy for all discretionary approvals, including Planned Development projects. 2 existing detached commercial buildings on lot 1. Currently proposed to be converted into two full size single-family units (approximately 2000 square feet each) on one common lot. Eagle Creek Master Plan of Development (Lot & 2 of Parcel Map At 11-0114) Lot 1: two existing golf course buildings to be converted into residential units on one common lot Lot 2: Golf course building has been converted into a single- family residential unit Existing golf course to be left as currently landscaped and protected with an open space easement as part of Lot 1 Paloma Creek Open Space Easement Lot 1 Lot 2 Proposed Environmental Determination Mitigated Negative Declaration 2011-0004 was circulated for public review and certified by the Planning Commission on December 6, 2011. The proposed Amendment is consistent with the certified CEQA document. No new environmental impact would result from the proposed change to the Conditions of Approval. Conclusion The proposed Amendment is a request to allow an oversized 2nd unit on the 8.6 acre old golf course lot. The two detached units would be approximately 2000 square foot each. While an oversized 2nd unit would not normally be allowed on a single-family lot, the proposed request can be approved by Planning Commission in this situation through an Amendment to the Eagle Creek Master Plan of Development. ALTERNATIVES 1. The Planning Commission may approve modifications for the project and/or Conditions of Approval for the project. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item ba ck to the applicant and staff to develop the additional information. The Planning Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Planning Commission deny the project Amendment. The Planning Commission should specify the reasons for denial of the project and make an associated finding with such action. ATTACHMENTS: Attachment 1: Location, General Plan, and Zoning Map Attachment 2: Site Aerial Attachment 3: Draft Resolution 2013-0003 (CUP Amendment) Attachment 1: Location, General Plan, and Zoning Map General Plan Designation: Single-Family Residential (SFR-Y) Zoning: Residential Single-Family (RSF-Y) with Planned Development 8 Overlay Surrounding Land Uses and Setting: Highway 101, RSF-X, RSF-Y, Residential Suburban, and Unincorporated County (Eagle Ranch) LSF-X Attachment 2: Site Aerial Golf Course is now Open Space on Lot 1 Two existing commercial buildings proposed to be converted to detached residences (approx. 2000 sq. ft. each) both located on Lot 1 Support shop has been converted to SFR, Lot 2 Attachment 3: Resolution Approving CUP Amendment RESOLUTION 2013-0003 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT 2005-0175 EAGLE CREEK MASTER PLAN OF DEVELOPMENT PD-8 APN 045-391-025 13000 and 13002 Atascadero Road (Winslow) WHEREAS, an application has been received from Eric and Vicky Winslow, PO Box 6014, Atascadero, CA 93423 (Applicant and Owner) to consider an Amendment to a Master Plan of Development on an 8.6-acre site located at 13000 and 13002 Atascadero Road (045-391- 025); and, WHEREAS, the site’s General Plan Designation is SFR-Y (Single-Family Residential 1.0 ac min); and, WHEREAS, the site’s Zoning District is RSF-Y / PD-8 / FH (Residential Single-Family 1.0 ac min with a Planned Development-8 and Flood Hazard Overlay); and, WHEREAS, the PD-8 requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2011-0004 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); 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 proposed amendment is consistent with Mitigated Negative Declaration 2011-0004 certified by the Planning Commission on December 6, 2011; and, WHEREAS, a timely and properly noticed Public Hearing was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 5, 2013, studied and considered the proposed Amendment to Conditional Use Permit 2005-0175 (Master Plan of Development), after first studying and considering the certified Mitigated Negative Declaration prepared for the project, and NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. 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 and the City’s Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including provisions of the PD-8 Overlay Zone; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. The 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. 6. The Master Plan of Development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 7. Benefits derived from the Master Plan of Development and PD-8 overlay zone cannot be reasonably achieved through existing development standards or processing requirements. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 5, 2013, resolved to approve an Amendment to Conditional Use Permit 2005-0175 (Master Plan of Development) subject to the following: 1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development / Site Plan PD-8 3. EXHIBIT C: Landscape Plan 4. EXHIBIT D: Elevations 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: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA ______________________________ Chuck Ward Chairperson ATTEST: ____________________________ Warren M. Frace Community Development Director EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD-8 Master Plan of Development (CUP 2005-0175) as Amended February 5, 2013 Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 Services 1. The approval of this use permit shall become final and effective for the purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2005-0111 and ZCH 2005-0105 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. BP PS 2. 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. Changes to the floor plans of the residences on Lots 1 & 2 may be permitted at staff level. The existing club house structure on Lot 1 may be converted to one single family residence, or may be converted to a main unit and second unit. All structures shall comply with the zoning ordinance requirements for second units and any new accessory structures. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. BP / FM PS 3. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date, or for the life of the tentative parcel map. At the end of the period, the approval shall expire and become null and void unless the project has applied for a building permit. BP PS 4. 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 PS 5. All subsequent Tentative Map and construction permits shall be consistent with the Master Plan of Development contained herein. BP / FM PS, CE 6. All exterior elevations and finish materials shall be consistent with the Master Plan of Development. BP PS 7. Floor plans and square footage shall generally conform to Exhibit D. BP/FO PS Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 existing club house and restaurant structures on Lot 1 may be combined to create one single-family residence, or the structures may be converted to create two detached single-family residential units consisting of a primary and an oversized 2nd unit. If two detached residential units are proposed, the 2nd unit may be oversized in order to utilize both the first and second floor of the existing structures, but the unit shall not exceed 2000 square feet of habitable space. 8. If the existing structures on Lot 1 (APN 045-391-025) are converted into two (2) dwelling units, at least one covered parking space shall be provided on site. Additional uncovered spaces shall be provided on site to meet the minimum parking requirements of the Municipal Code. BP/FO PS 9. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in Exhibit B though D as amended. BP/FO PS, BS, CE 10. All existing pavement, walkways, ramps, walls, transformers and similar appurtenance shall be removed from lots APN 045-391-012, 045-391- 013, 045-391-014 and proposed Lot #2 consistent with Exhibit B-1 and B-2 as amended. Offsite removals (on adjacent lots) and removals on Lot 1 shall occur prior to building permit final for the conversion of the structure on Lot 1. Removals on Lot2 shall occur prior to building permit final of Lot 2. This includes:  Lot 2: Remove concrete and asphalt driveways and parking areas which were used for commercial golf course  Lot 1: Remove extra commercial driveways and parking areas and lighting which were used for commercial golf course. Site to appear residential in nature. Remove all dead trees.  APN 045-391-014: Remove parking from rear of lot and remove utilities which serve Lot 1.  APN 045-391-013: Remove existing concrete, golf green, parking, and utilities which served golf course. BP/FO PS 11. The front yards of lots 1 and 2 shall be landscaped with building permits; landscape in front yards to be completed prior to building permit final of each lot. All dead trees shall be removed from Lots 1 and 2 prior to building permit final BP PS 12. A 24’ wide access easement shall be recorded on Lot 1 in favor of lots APN 045-391-007, 008, 009, 010, 011, 012, and 013 for access and maintenance. FM PS Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 13. Existing wire horse fencing to remain along property line. No new fencing required around open space. Ongoing PS 14. The septic tank and leach fields shall be certified prior to building permit final to ensure these are in proper working order. FO BS 15. A deed notification shall be recorded on Lots 1 and 2 to notify future property owners that the site was at one time constructed and used as a commercial golf course. Some improvements associated with the golf course, such as irrigation, pump systems, etc., may remain on site. Some site installations by the previous owner during construction of the golf course in 2001 may not have been properly permitted through the Department of Fish and Game. FM PS 16. Affordable Housing Requirement: The applicant shall comply with the City Council inclusionary housing policy and pay an in-lieu fee based on 5% of the construction valuation of each new and existing housing unit. BP PS 17. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: i. P rovisions for private maintenance of the open space area. ii. T he open space area on Lot 1 shall be maintained in perpetuity by the owner of Lot 1. No structures, vehicles, equipment, livestock or material shall be erected or stored in the open space easement. iii. T he limited grazing of animals for the purpose of annual wildfire fuel management is permitted. iv. T he CC&R’s shall be consistent with the requirements of the existing CC&R’s for the tract on Eagle Creek Court. FM PS, BS City Engineer Project Specific Conditions 18. A right-of-way dedication and sewer easement shall be provided adjacent to the Santa Barbara Road / US 101 interchange consistent with Exhibit B. The size and dimension of the dedication shall be acceptable to the City Engineer prior to City Council Adoption of the Final Map. FM CE Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 19. Location of the septic systems, leach fields, and 100% expansion areas will be shown and verified for code compliance prior to recording final map. FM CE/PS 20. 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 Mitigation Measures Mitigation Measure 1.c.1: All dead trees and landscaping shall be removed from the open space area on Lot 1 prior to final of the building permit for the residential conversion. FO PS 1.c.1 Mitigation Measure 1.d.1: The commercial lighting fixtures associated with the previous golf course shall be removed. All new lighting shall be residential in nature. FO PS 1.d.1 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 the December 2009 Air Quality Handbook. Section 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 powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non-taxed version suitable for use off-road).  Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State off-Road Regulation.  Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation.  Construction or trucking companies with fleets that 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, BP BS/PS 3.b.1 Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 where feasible.  Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Section 2.4 Fugitive PM10 Projects with grading areas that are less than 4 -acres and that are not within 1,000 feet of any sensitive receptor shall implement the following mitigation measures to minimize nuisance impacts and to significantly reduce fugitive dust emissions A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re - vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be covered with erosion control. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc., to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and M. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of th e measures as necessary to minimize dust complaints, reduce visible emissions 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. Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption 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. Refer to the APCD web page at http://www.slocleanair.org/business/asbestos.asp for more information or contact the Enforcement Division at (805) 781-5912. BP BS/PS 3.b.2 Mitigation Measure 3.b.3: The project contractor shall obtain all the necessary permits required by APCD for the use of portable equipment that is 50 hp or greater. The contractor shall refer to APCD’s 2009 CEQA Handbook Technical appendices page 4-4 as a guide to equipment and operations that may have permitting requirements. BP BS/CE 3.b.3 Mitigation Measure 3.b.4: Developmental Burning: Effective February 25, 2000, the APCD prohibited developmental burning of vegetative material within San Luis Obispo County. If you have any questions rega rding these requirements, contact the APCD Enforcement Division at 781-5912. BP BS/PS 3.b.3 Mitigation Measure 3.b.5: Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include:  All EPA-Certified Phase II wood burning devices;  Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;  Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA - Certified but have been verified by a nationally-recognized testing lab;  Pellet-fueled woodheaters; and  Dedicated gas-fired fireplaces. If you have any questions about approved wood burning devices, please contact the APCD Enforcement Division at 781-5912. BP BS/PS 3.b.4 Mitigation Measure 3.b.6: During the renovation and conversion of the existing structures to residential, special precautions shall be made. These activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing material could be encountered during demolition or remodeling of existing buildings. Asbestos can also be found in utility pipes/pipelines (transite pipes or insulation on pipes). If utility pipelines are scheduled for removal or relocation, or buildings are removed or renovated, this project may be subje ct to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants. These requirements BP BS/CE 3.b.4 Conditions of Approval / Mitigation Monitoring Program CUP 2005-0175 13000 & 13002 Atascadero Road PD-8 Master Plan of Development Amendment February 5, 2013 Timing FM: Final Map 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 include but are not limited to: 1.) notification requirements to the district, 2.) asbestos survey conducted by a Certified asbestos Inspector, and 3.) applicable removal and disposal requirements of identified ACM. Please contact Tim Fuhs of the Enforcement Division at 781-5912 for further information. Mitigation Measure 4.b.1: Any new landscape planted within the open space easement or near Paloma Creek shall be native species approved by a biologist for use around creeks. The project biologist shall monitor all work within 50 feet of the creek bank. BP PS 4.a.1 Mitigation Measure 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 Mitigation Measure 9.e.f.1: The City 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 t:\- pre 06 plns (old planning docs)\- gpa - general plan amendments\gpa 05\gpa 2005-0016 eagle creek\2013 winslow amendment\pc sr.eagle creek amendment 1.28.13.doc EXHIBIT B-1: Master Plan of Development / Site Plan PD-8 ROW and sewer easement dedication. The size and dimension of the dedication and easement shall be acceptable to the City Engineer prior to City Council Adoption of the Final Map. Sewer easement for lift station: 50’ x 50’ ROW dedication 10’ wide along Santa Barbara Open Space easement not within ROW dedication or easement EXHIBIT B-2: Master Plan of Development / Site Plan PD-8 DETAIL EXHIBIT C: Landscape Plan Lot 2 Landscape on Lot 2 to be installed prior to building permit final for the conversion of storage building to residence on Lot 1 No landscape required to be installed on open space of Lot 1 Removal of dead trees only Front yard of Lot 1 to be landscaped similar to Lot 2 and as required by CC&R’s and PD-8 EXHIBIT D-1: Conceptual Floor Plans Elevations for Converted Golf Course Buildings The two existing commercial buildings on Lot 1 shall be converted to residential unit(s). The structures may either be combined into one large single family residence, or two individual units (consisting of a primary and an oversized 2nd unit) may be constructed. If two detached residential units are proposed, the 2nd unit may be oversized in order to utilize both the first and second floor of the existing structures, but the second unit shall not exceed 2000 square feet of habitable space. EXHIBIT D-2: Conceptual Floor Plans Elevations Converted Shop Building Floor plan layout and minor modifications to elevations may be permitted ITEM NUMBER: 3 DATE: 2-5-13 CITY OF ATASCADERO PLANNING COMMISSION PLN 2010-1361, CLIMATE ACTION PLAN TOOLBOX AND GREENHOUSE GAS REDUCTION MEASURE REVIEW REFER TO THE STAFF REPORT AND ATTACHMENTS FROM THE PLANNING COMMISSION MEETING ON JANUARY 29, 2013. t:\- 10 plns\pln 2010-1362 ghg inventory & iclei\2 5 13 pc meeting placeholder.doc