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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, August 7, 2012 – 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 Schmidt
Commissioner Bentz
Commissioner Colamarino
Commissioner Cooper
Commissioner Dariz
Commissioner Wingett
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 JUNE 19, 2012.
COMMUNITY DEVELOPMENT STAFF REPORTS
NONE
City of Atascadero Planning Commission Agenda Regular Meeting, August 7, 2012
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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. AMENDMENT TO COLONY SQUARE MASTER PLAN OF DEVELOPMENT
Property Owner: Colony Square, LLC, 205 E. Carrillo St., Suite 205, Santa Barbara, CA 93101
Project Title: PLN 2099-0904, Conditional Use Permit 2004-0127 Amendment
Project
Location:
6905 El Camino Real, Atascadero, CA 93422
APN 029-361-042 (San Luis Obispo County)
Project
Description:
The proposed project consists of an amendment to Conditional Use Permit 2004 -0127
(Master Plan of Development) for the Colony Square development. The proposal
includes removing the second and third floor residential space from buildings B, C, F, G,
and H, changes to the elevations and square footage, modifications to the site plan, and
an amendment to the conditions of approval. The proposed changes are intended to
create a project which is can be leased and financed for construction in the current
market.
Zoning: Downtown Commercial (DC)
General Plan Designation: Downtown (D)
Proposed
Environmental
Determination:
Consistent with Certified Mitigated Negative Declaration 2005-0020
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for August 21, 2012, 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.
City of Atascadero Planning Commission Agenda Regular Meeting, August 7, 2012
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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, 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, an d 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 C ommission 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.
ITEM NUMBER: 1
DATE: 8-7-12
PC Draft Action Minutes of 6/19/12
Page 1 of 5
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, June 19, 2012 – 6:00 P.M.
City Hall Council Chambers
6907 El Camino Real, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Ward called the meeting to order at 6:00 p.m. and Commissioner Bentz led
the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Cooper, Dariz, Wingett, and Chairperson
Ward
Absent: Commissioner Colamarino (excused absence)
Vice Chairperson Schmidt (excused absence)
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 Dariz to approve the agenda.
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 8-7-12
PC Draft Action Minutes of 6/19/12
Page 2 of 5
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON JUNE 5, 2012.
MOTION: By Commissioner Bentz and seconded by Commissioner
Dariz to approve the agenda.
Motion passed 4:0 by a roll-call vote. (Cooper abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2099-0855, TREE REMOVAL PERMIT FOR 1225 EL CAMINO REAL
(OAK GROVE)
Property
Owner/Applicant:
People’s Self Help Housing, 3533 Empleo Street, San Luis Obispo, CA 93401
Certified Arborist: A & T Arborists, 1565 El Camino Real, Atascadero, CA 93422
Project Title: PLN 2099-0855 / TRP 2011-0146
Project Location: 1225 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-042-019
General Plan Designation: High Density Residential
Zoning: RMF-20
Project Description:
The proposed project includes a request to remove one (1) 38-inch DBH Coast Live
Oak and one (1) 40-inch DBH Coast Live Oak, located at 1225 El Camino Real on lot
numbers 7 and 9. According to a Certified Arborist’s Report, the subject trees contain
extensive cavities which will inevitably cause total tree failure.
Assistant Planner Castillo gave the staff report and answered questions from the
Commission.
ITEM NUMBER: 1
DATE: 8-7-12
PC Draft Action Minutes of 6/19/12
Page 3 of 5
PUBLIC COMMENT
The following person spoke during public comment: Chip Tamagni, A&T Arborists. Mr.
Tamagni answered questions from the Commission.
Chairperson Ward closed the Public Comment period.
MOTION: By Commissioner Bentz and seconded by Commissioner
Cooper to adopt PC Resolution 2012-0018 approving PLN
2099-0855 / TRP 2011-0146 to allow the removal of three (3)
hazardous coast live oaks totaling 140 inches dbh located at
1225 El Camino Real, subject to conditions of approval and
mitigation monitoring, with a change to Condition 3, which
states the applicant shall replant a minimum of 23 native (5)
gallon trees or 8 fifteen (15) gallon trees (a 3:1 mitigation ratio
per other tree removals) on the subject property.
Motion passed 5:0 by a roll-call vote.
3. PLN 2012-1436, TREE REMOVAL PERMIT FOR 5715 SANTA CRUZ ROAD #31
Property
Owner/Applicant:
Hilltop Mobile Manor II LLC, 4425 N 78th St #267B, Scottsdale, AZ 85251
Hilltop Mobile Estates, 5715 Santa Cruz Road, Atascadero, CA 93422
Certified Arborist: A & T Arborists, 1565 El Camino Real, Atascadero, CA 93422
Project Title: PLN 2012-1436 / TRP 2012-0156
Project Location: 5715 Santa Cruz Road #31, Atascadero, CA 93422
(San Luis Obispo County) APN 049-042-006
General Plan Designation: HDR
Zoning District: RMF-16
Project Description:
The proposed project includes a request to remove one (1) 46-inch DBH Coast Live
Oak, located at 5715 Santa Cruz Road next to lot 31 adjacent to the Hillside Mobile
Estates office. The tree is decaying at the base of the trunk and has continuing
smaller limb failures.
Assistant Planner Castillo gave the staff report and answered questions from the
Commission.
ITEM NUMBER: 1
DATE: 8-7-12
PC Draft Action Minutes of 6/19/12
Page 4 of 5
PUBLIC COMMENT
The following people spoke during the public comment: Chip Tamagni, A & T Arborists.
Mr. Tamagni answered questions from the Commission.
Chairperson Ward closed the Public Comment period.
MOTION: By Commissioner Bentz and seconded by Commissioner
Wingett to adopt PC Resolution 2012-0017 approving PLN
2012-1436 / TRP 2012-0156 to allow the removal of one (1)
hazardous coast live oak totaling 46 inches dbh located at
5715 Santa Cruz Road, subject to conditions of approval and
mitigation monitoring, and adding Condition 4 which states
that the applicant shall notify the tenants of Slip #31 one week
prior to the tree removal.
Motion passed 5:0 by a roll-call vote.
PUBLIC HEARINGS
None
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Director Frace announced that the July 3, 2012, meeting is cancelled. The next
regular meeting is scheduled for July 17, 2012, but there are no items for that
agenda, so it may be cancelled.
Director Frace announced that the City Council will hear the Walmart / Annex
project on June 26, 2012.
The Colony Square DRC meeting is scheduled for June 21, 2012.
Director Frace answered Chairperson Ward’s questions regarding landscaping
on the Highway 41 interchange project.
ITEM NUMBER: 1
DATE: 8-7-12
PC Draft Action Minutes of 6/19/12
Page 5 of 5
ADJOURNMENT - 6:33 p.m.
The next regular meeting of the Planning Commission is scheduled for July 17, 2012, at
6:00 p.m. at City Hall, Council Chambers, 6907 El Camino Real, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
Adopted
ITEM NUMBER: 2
DATE: 8-7-12
Planning Commission Staff Report
Staff Report - Community Development Department
Callie Taylor, Associate Planner, 470-3448, ctaylor@atascadero.org
PLN 2099-0904
Conditional Use Permit 2004-0127 Amendment
Colony Square Master Plan of Development
APN 029-361-022
(Colony Square, LLC)
RECOMMENDATIONS:
Staff and the Design Review Committee Recommend Planning Commission:
Adopt Resolution PC 2012-0019 approving an Amendment to Conditional Use Permit
2004-0127 to modify the Master Plan of Development and Conditions of Approval for
Colony Square based on findings.
REPORT-IN-BRIEF:
A CUP amendment application has been submitted to modify the Master Plan of
Development and Conditions of Approval for Colony Square. The original project was
proposed to be constructed in a single phase. However, given the changes in the retail,
construction and banking industries in recent years, it has not been possible to obtain
tenants and lending to construct the large buildings designed with the original CUP.
The current proposal is for a reduction in the overall size of the project. The larger
buildings have been divided into one-story 3,000 to 5,600 sq. ft. buildings that can be
built in several phases as tenants become available. The residential and office
components would be removed from the second and third floors of buildings B, C, F, G,
and H. Building D would remain as originally designed with residential units to be
constructed in the future. The overall character and pedestrian oriented design features
have been maintained as the focus of the development.
The Atascadero Design Review Committee discussed the proposed project amendment
on June 26. The DRC recommends Planning Commission approval of the project
amendment, with some additional elevation enhancement on Building C2.
ITEM NUMBER: 2
DATE: 8-7-12
Surrounding Land Use and Setting:
North: Downtown Commercial,
Open Space
South: General Commercial
East: Downtown Office
West: Downtown Commercial
DISCUSSION:
Situation and Facts:
1. Owner: Colony Square, LLC, 205 E. Carrillo St, Suite 205
Santa Barbara, CA 93101
2. Project Address: 6901 - 6917 El Camino Real
(APN 029-361-022, 036, 037, 038, 039, 041, 042, 043, 044
and 045) San Luis Obispo County
3. General Plan Designation: DC (Downtown Commercial)
4. Zoning District: D (Downtown)
5. Site Area: 8.14 acres
6. Existing Use: City Hall, Galaxy Theater, restaurants & shops, plus
vacant graded parcels
7. Environmental Status: Consistent with Certified Mitigated Negative Declaration
2005-0020
Background
On August 16, 2005, the Planning Commission approved the Master Plan of
Development for the Colony Square project (CUP 2004-0127). The project site is within
the Downtown Land Use Designation and is zoned Downtown Commercial, which
allows mixed-use projects with approval of a Conditional Use Permit. Appearance
review and consistency with the Atascadero Downtown Revitalization Plan was also
considered.
ITEM NUMBER: 2
DATE: 8-7-12
Seven new buildings were included in the 2005 Master Plan of Development approval.
The temporary City Hall building and the Round Table Pizza building (previously
Cowgirl Cafe) were also included in the CUP Master Plan of Development. Most of the
new buildings were to be three stories in height with restaurants and retail uses on the
ground level. Offices and live-work housing units were to be located on the upper two
floors. The seven new buildings included the following components:
75,230 square feet of retail/restaurant space
35,000 square-foot 10-screen movie theater
17,100 square feet of office space
67 residential units (72,360 square feet of housing)
A Vesting Tentative Tract Map (TTM 2005-0071) was approved on October 4, 2005 to
divide the subject site into nine new parcels and 67 residential airspace condominium
units. In 2008 CUP and map amendments were approved to modify Conditions of
Approval and lot line locations; no changes were made to the project design in 2008.
Building A of Colony Square, which includes Galaxy Theater, was completed in March
2011. The property owner is currently working to secure tenants for the next phase of
the project so that additional buildings can be constructed.
2005 Master Plan of Development Approved with CUP 2004-0127
ITEM NUMBER: 2
DATE: 8-7-12
ANALYSIS:
A CUP amendment has been submitted for a reduction in the overall size of the Colony
Square project. The original project was proposed to be constructed in one single
phase. However, given the changes in the retail, construction and banking industries in
recent years, it has not been possible to obtain tenants and lending to construct the
large buildings which were planned with the original CUP. The current proposal is for
the remainder of the project to be built in several phases. In order to facilitate this, the
larger buildings have been divided into smaller stand alone 3,000 to 5,600 sq. ft. one-
story commercial buildings that can be built separately as tenants become available.
Proposed Site Plan
Buildings B and C (located next to El Camino Real between the Ranch Tee Motel and
the temporary City Hall building) were originally designed as large three-story buildings
with residential units located on the top two floors. The current proposal is to divide
Buildings B and C into four separate single-story buildings (B1, B2, C1 and C2) to be
used exclusively for retail and restaurant uses. The second and third story residential
uses would not be constructed. This modification would create a slight decrease of
retail and restaurant floor (3,000 sq. ft.) and would eliminate 27,370 sq. ft. of residential
floor area in these buildings. Additional parking would be added behind Building C2.
ITEM NUMBER: 2
DATE: 8-7-12
The footprint of Building B1 has been modified to extend along the entire El Camino
Real frontage to increase the retail storefronts on the main road and block the view of
the parking behind this building.
Buildings F, G and H are located at the center of the project site between Galaxy
Theaters and City Hall. These three buildings are currently being proposed as single
story retail/restaurant uses. The second and third floor residential and office uses are
no longer being proposed on this lot. The redesign creates a slight increase in retail
floor area (approximately 4,000 sq. ft.) and eliminates 10,500 sq. ft. of residential and
6,600 sq. ft. of office space from these buildings.
Building D, which is located towards the back of the site off Capistrano Avenue, is not
proposed to be modified at this time. This building is designed as primarily residential
with parking below to be used by the residential units. With the current amendment, the
project’s approved residential condo allotment of 67 units would be transferred to
Building D to maintain flexibility for construction of residential units in the future.
Modifications to the design of Building D may be submitted as a CUP amendment
sometime in the future based on market demands.
ITEM NUMBER: 2
DATE: 8-7-12
The proposed elevation revisions are consistent with the 2004 architectural concepts
and the constructed theater building. Although the buildings would be only one level,
they are designed to appear as taller two-story structures, similar to the existing theater
and adjacent retail which was previously constructed. Colors and materials would be
consistent with the existing building.
At the June 16 DRC review, the Committee requested elevation enhancements be
added to Building C2 due to the location of this building towards the back of the project.
The project architect has added a fountain feature in front of the building and changed
the exterior paint color to a brighter peach to make the building stand out.
Proposed Elevations
ITEM NUMBER: 2
DATE: 8-7-12
Granary Tree Memorial Plaza
required as mitigation for 2006 tree removal
Plazas
With the proposed amendment, the Colony Square site maintains the pedestrian
character and outdoor plazas as originally designed. The pavers for the convertible
street in front of the theater have been installed on site as originally planned. There is a
secondary plaza located at the landing of the future pedestrian bridge which will be
installed much as it was originally approved. For the public art at this location, a water
feature will be installed next to Building C2. The veterans memorial flag pole “Our
National Heritage” will be installed across form the theater to fill the location for public
art portion of this area. Patio seating has been maintained throughout the project in
front of many of the retail/restaurant spaces as originally designed.
The main plaza on the center lot known as “town square” remains with patio seating, a
small lawn and decorative hardscape. However, on the previously approved plans, this
plaza extended further back through buildings G and H and included a raised stage
area and a very large Granary oak tree. In 2006, it was determined that the granary
tree at this location was hazardous, and the tree was approved for removal. As
mitigation for the tree removal, the applicant proposed a memorial plaza in the location
of the granary tree to acknowledge the history of the oak tree and provide a public
gathering place. Instead of paying mitigation fees, the tree removal was conditioned to
plant a 72-inch box valley oak tree or equivalent size tree and plaza to display a slice of
the tree and an informational plaque describing the historical significance of the granary
trees and their connection to the De Anza expedition.
In the current proposal, the wide town
square plaza does not extend as far back
through the buildings G and H. Staff has
added conditions to the attached
resolution for the Granary tree mitigation
(replanting and plaque) are included in the
construction of the front plaza area.
In order to ensure that the walkways
between buildings F, G and H do not feel
like service alleys, staff has also added a
condition to require architectural detailing
and adequate walkway width be added
through these corridors when building
permits are reviewed for construction.
Additional trees shall be planted
throughout the plaza, walkways and patio
areas on this lot subject to staff approval
(Conditions of Approval 16 and 17).
ITEM NUMBER: 2
DATE: 8-7-12
Existing Improvements Included in CUP
The attached CUP Conditions of Approval and exhibits have been updated to reflect the
as-built improvements currently on site, including the theater building, Round Table
Pizza, City Hall plus the on-site and public improvements.
In 2010, during the construction of Building A (Galaxy Theater and the adjacent retail
and restaurants) building permit addendums were submitted to and make some
modifications to the elevations remove the second story office space on this building.
The CUP includes a condition which gives the Community Development Department
staff the authority to approve minor changes to the project that modify the project
square footage by less than 10% or address a construction design issue that is not
substantive to the Master Plan of Development. The proposal to remove the office
space from Building A decreased the square footage project by 10,900 square-feet, and
added an additional 1,000 sq. ft. of retail floor area to Building A. The net change in
square footage was a reduction of 9,900 sq. ft. which is approximately 5% of the total
199,690 sq. ft. for the Colony Square project, and therefore could be approved at a staff
level. The revised elevations maintained the original variation in roof lines, height, tower
elements and level of architectural detail, and therefore were determined to be in
compliance with the original Master Plan of Development (CUP 2004-0127.) Building A,
as currently constructed, is proposed to be included with the current CUP update for
consistency purposes.
The Round Table Pizza building (previously Cowgirl Café) at 6915 El Camino Real was
also included in the original Colony Square CUP. The building was previously owned
by Colony Square, LLC was conditioned to be remodeled with new architectural
features, landscape and signage for consistency with the surrounding seven new
buildings. A tower element was to be added to the corner to give the building height
and area for a wall sign.
Exhibits and Conditions of CUP currently
require remodel of former Cowgirl Café
ITEM NUMBER: 2
DATE: 8-7-12
In early 2011, the current Round Table Pizza owners purchased the building and
completed a major interior remodel. The exterior was cleaned up with new painted to
match the theater building and new landscape. The current owner does not intend to do
any additional remodeling on this building. In order to create consistency between the
CUP and the existing site, the conditions in the attached resolution have been modified
to reflect the current conditions and design of the site and building. If Planning
Commission approves the attached resolution as conditioned, no additional
improvements will be required on this site.
The temporary City Hall building has also been included in the current update to the
CUP for consistency purposes. The building at 6917 El Camino Real shall be
maintained in its current condition for consistency with the Colony Square Master Plan
of Development, regardless of future owner.
Proposed Environmental Determination
The proposed Conditional Use Permit Amendment is in substantial conformance with
Certified Mitigated Negative Declaration 2005-0020, approved for the original Colony
square project on August 16, 2005. The original Mitigation Measures are included in
the attached resolution without changes.
Conclusion
A CUP amendment application has been submitted for a reduction in the overall size of
the Colony Square project in order to facilitate construction of the remainder of the
project in the current construction and financial markets. The larger buildings have been
divided into one-story 3,000 to 5,600 sq. ft. buildings that can be built in several phases
as tenants become available. The residential and office components would be removed
from the second and third floors of buildings B, C, F, G, and H. Building D would remain
as originally designed with residential units to be constructed in the future. The overall
character and pedestrian oriented design features have been maintained as the focus of
the development.
The Atascadero Design Review Committee discussed the proposed project amendment
on June 26, 2012 and recommends approval of the proposed project as conditioned.
The redesign is consistent with the General Plan and the Atascadero Downtown Design
Guidelines. The changes are consistent with the character of the original Colony
Square project and incorporate high quality architectural design, materials, street trees
and landscaping to enhance the downtown.
ITEM NUMBER: 2
DATE: 8-7-12
ALTERNATIVES:
1. The Commission may approve the CUP Amendment with modified project
conditions.
2. 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.
3. The Commission may deny the CUP Amendment if it is found to be inconsistent with
the General Plan or any of the other required findings. The Commission’s motion to
deny must include a finding basis for denial.
ATTACHMENTS:
Attachment 1: Location, General Plan, and Zoning Map
Attachment 2: Site Aerial
Attachment 3: Original Colony Square Master Plan of Development
Attachment 4: Draft Resolution 2012-0019
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 1: Location Map, General Plan and Zoning
Morro Rd.
CP
CR
Project Site RSF-Y DO D DC OS DC DC
General Plan: DC - Downtown Commercial
Zoning District: D - Downtown
Project
Site
DC
RSF-Y
RMF-16
CR
DO
D
DC
P
RMF-16
OS
DC
DC
RMF-16
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 2: Site Aerial
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Project Info
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Site Plan
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - 2nd & 3rd floor
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development- Elevations
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Elevations
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development –
Cowgirl Café Remodel ( Building E) & Color Board
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Additional Info
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Sections
ITEM NUMBER: 2
DATE: 8-7-12
Attachment 3: Original Colony Square Master Plan of Development - Project Description
ITEM NUMBER: 2
DATE: 8-7-12
ATTACHMENT 4: Draft Resolution PC 2012-0019
Approval of Amendment to CUP 2004-0127
Colony Square Master Plan of Development
DRAFT RESOLUTION PC 2012-0019
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN
AMENDMENT TO CONDITIONAL USE PERMIT 2004-0127,
COLONY SQUARE MASTER PLAN OF DEVELOPMENT
ON APN 029-361-022, 036, 037, 038, 039, 041, 042, 043, 044 and 045
6901 - 6917 El Camino Real
(Colony Square, LLC)
WHEREAS, an application has been received from Colony Square, LLC, (205 E.
Carrillo St, Suite 205 Santa Barbara, CA 93101), Owner, to consider an Amendment to the
Colony Square Master Plan of Development, Conditional Use Permit 2004-0127 on a 8.14-acre
site located at 6901 - 6917 El Camino Real (APN 029-361-022, 036, 037, 038, 039, 041, 042,
043, 044 and 045); and,
WHEREAS, the current General Plan Designation is Downtown (D); and,
WHEREAS, the current Zoning District is Downtown Commercial (DC); and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2005-0020 prepared for the original
project and made available for public review in accordance with the requirements of the
California Environmental Quality Act (CEQA); and,
WHEREAS, a Conditional Use Permit is required for all mixed-use projects in the
Downtown Commercial zoning district in order to establish a Master Plan of Development; and,
WHEREAS, Appearance Review and consistency with the Atascadero Downtown
Revitalization Plan are considered for all projects in the Downtown Commercial zoning district;
and,
WHEREAS, the Atascadero Planning Commission first approved a Master Plan of
Development (CUP 2004-0127) for the Colony Square site on August 16, 2005; and,
WHEREAS, the Atascadero Design Review Committee discussed the proposed project
amendment on June 26, 2012 and recommends Planning Commission approval of the project
amendment, as conditioned; and,
ITEM NUMBER: 2
DATE: 8-7-12
WHEREAS, the Atascadero Planning Commission, at a duly noticed Public Hearing
held on August 7, 2012, studied and considered the Amendment to Conditional Use Permit 2004-
0127, Colony Square Master Plan of Development; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit Amendment 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
Master Plan of Development Amendment; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of Conditional Use Permit Amendment. 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); 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; and
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; and
7. The proposed project is consistent with the Atascadero Downtown Revitalization Plan
Downtown Design Guidelines.
ITEM NUMBER: 2
DATE: 8-7-12
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on August 7, 2012, resolved to approve an Amendment Conditional
Use Permit 2004-0127, Colony Square Master Plan of Development, subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
EXHIBIT B-1, 2, 3: Master Plan of Development
EXHIBIT C-1, 2: Elevations
EXHIBIT D: Building D Floor Plans & Elevations (from 2004 CUP)
EXHIBIT E: Project Summary, Square Footage & Allowed Uses
EXHIBIT F: Color Board
EXHIBIT G-1, 2: Sign and Storefront Guidelines
EXHIBIT H-1, 2: Landscape Plan (from 2004 CUP)
EXHIBIT I: Granary Tree Plaza Concept (from 2006 TRP)
EXHIBIT J: Trash Storage Diagram
EXHIBIT K: Project Details (from 2004 CUP)
EXHIBIT L-1, 2: Character Photos (from 2004 CUP)
EXHIBIT M: Downtown Context Plan (from 2004 CUP)
EXHIBIT N-1, 2: Parking Plan (from 2004 CUP)
EXHIBIT O-1, 2, 3: As-built Photos: Buildings A & E, and City Hall
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
Planning Commission Chairperson
Attest:
____________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit A: 2012 Amended Conditions of Approval & 2004 Mitigation Monitoring Program
Colony Square Master Plan of Development, CUP 2004-0127 as Amended
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Planning Services
1. This Conditional Use Permit shall be for 67 residential units, 75,230 66,780
square feet of retail/restaurant space, a 10-screen, 35,000 square foot
movie theater, and 17,100 square feet of office space development, parking
areas, and landscaping on a 8.14-acre site as described on the attached
exhibits and located on parcel APN 029-361-022, 036, 037, 038, 039, 041,
042, 043, 044 and 045 029-361-018, 020, 22 regardless of owner. The
existing temporary City Hall building at 6907 El Camino Real is also
included within the Master Plan of Development.
FM
Ongoing
PS
2. The approval of a Conditional Use Permit Amendment shall become final
and effective for the purposes of issuing a construction permit or
establishing a nonstructural use fourteen (14) days following the Planning
Commission approval unless prior to that time an appeal to the decision is
filed as set forth in Section 9-1.111(b).
FM
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.
The Planning Commission shall have the 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
Ongoing
PS, CE
4. Approval of this Conditional Use Permit shall be valid for twelve (12)
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
(or demolition) permit. Any extension requests shall be forwarded to the
Planning Commission for approval. In addition, the last building will be
finaled within 18 months of the first building being finaled.
BP / FM
Completed - CUP has
been vested with the
construction of
Building A
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 PS
6. All subsequent Tentative Map and construction permit applications shall be
consistent with the Master Plan of Development contained herein. All
construction, development, uses and parking shall be consistent with the
attached Exhibits.
BP / FM PS, CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
7. All landscaping, special paving treatment, pedestrian furniture, potted plant
accents, and public art/water elements shall be constructed and located as
shown on the Attached Master Plan of Development Exhibits (EXHIBITS I),
and shall be subject to staff approval.
Ongoing PS, CE
8. Uses shall be restricted as show in Attachment A the allowable use table of
the Master Plan of Development (EXHIBIT EI). Office and service
commercial uses shall be restricted to the second floor except as noted in
the project use matrix.
Ongoing PS
9. All exterior elevations, finish materials and colors shall be consistent with
the Master Plan of Development as shown in EXHIBITS C, F and O G, H
and I of the original CUP Resolution with the following modifications:
All exterior material finishes (siding, trim, doors, windows, light fixtures,
garage doors) shall be durable, high quality, and consistent with the
architectural appearance.
Decorative iron accents as shown on the proposed elevations shall be of
high architectural quality.
All trash storage, recycle storage, and air conditioning units shall be
screened from view behind architecturally compatible or landscaped
enclosures.
All utility doors (roll up or otherwise) shall be architectural grade and
painted to compliment the color scheme of the buildings.
Any proposed exterior street, pedestrian, or building mounted light fixtures
shall be of architectural grade and design and shall be compliment the
architectural style, subject to staff approval.
Stucco siding shall be smooth troweled or similar. No machine finishes will
be permitted.
Tile roofs shall be architectural grade.
BP
Ongoing
PS
10. In addition to the elevations and project details as shown in attached CUP
EXHIBITS C, L, and O and the sign program guidelines included in the
Master Plan of Development EXHIBIT G, the following signage standards
shall apply:
a) Main business signage Each tenant shall be allowed a minimum of 20
square feet and a maximum of 50 square feet of signage with the
exception of the Movie Theater signage detailed in the Master Plan of
Development. Larger signage area may be permitted with Design
Review Committee staff approval. All signage within the project shall
require staff approval through a building permit.
b) One wall sign shall be permitted for each business frontage facing a
BP
Ongoing
PS
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
public street, interior parking area, or public plaza. Additional wall
signs may be permitted for larger tenants if approved by the Design
Review Committee.
c) Business shall be allowed a maximum of two out of the following three
sign types: awning, wall mounted, and projecting. Window decals and
other pedestrian oriented signage shall be permitted as allowed by
Atascadero Municipal Code Section 9-15.005 and may be installed in
addition to the aforementioned sign types.
d) Wall signage shall not be placed above the second floor sill unless
otherwise approved by staff.
e) Projecting signs shall be subject to the dimensions and clearances
identified in Municipal Code section 9-15.0005 (Downtown District Sign
regulations). Decorative projecting blade signs and other small scale
decorative pedestrian oriented signs are encouraged and shall not
count against the maximum sign area allowance for a business as
identified in section (a) above, subject to City Staff or Design Review
Committee approval.
f) The maximum sign area requirements stated above shall not apply to
the movie theater in Building A. Any proposed signage and/or exterior
lights for the movie theater shall be reviewed by the Community
Development Director for consistency with the Master Plan of
Development and the Downtown Design Guidelines, prior to issuance
of a building permit.
g) The movie theater tenant may install changeable copy marquee signs
that display information regarding the showing of movies.
h) The movie theater tenant may install blinking signs consistent with the
character of a historic style theater.
i) In addition to a City building permit, all tenant signs shall be approved
by the property owner or their designated representative. Signs shall
be in compliance with the recorded CC&R’s and the Sign Program
approved by the property owner. Tenant sign materials, colors,
finishes, dimensions, sign location and lighting shall be reviewed by the
project architect.
11. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in attached EXHIBITS B,C, and I.
BP/FM
Ongoing
PS, BS, CE
12. Elements of the Granary Tree Memorial Plaza concept plan (EXHIBIT I)
shall be incorporated into the center Town Square plaza to fulfill the
conditions of Tree Removal Permit 2006-0097. The property owner shall
replant a 72-inch box valley oak replacement tree or equivalent size
within the plaza. This replanting shall be in lieu of the tree mitigation fee
BP
Conditions carried
over from
PS
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
for the three (3) tree removals (two black walnuts and one hazardous
granary tree) approved and removed with TRP 2006-0097. An
informational plaque describing the historical significance of the granary
trees and their connection to the De Anza expedition shall be
incorporated into the plaza.
TRP 2006-0097
13. Trash enclosures shall be located as shown on EXHIBIT J. Design and
sizing of the enclosures shall be reviewed by the Community Development
Departments and the Atascadero Waste Alternatives prior to issuance of
building permits for each new building. The building permit shall clearly
indicate which tenant spaces will use the corresponding dumpsters, and
trash enclosures shall be sized according to the number of tenants and
building square footage proposed for construction. Enclosures shall be
constructed of solid masonry with metal access gates and shall be
architecturally compatible with the surrounding buildings.
BP PS,
Waste Alt.
14. The second bay of the trash enclosure located next to the theater, between
Buildings A and E, shall be completed within six (6) months of approval of
this CUP Amendment (by February 7, 2013). The enlarged trash enclosure
shall contain all trash and recycling dumpsters for use by the theater, the
retail and restaurants in Building A, and Building E (Round Table Pizza). If
the enclosure cannot be completed within 6 months, a letter shall be
submitted to the Community Development Director to request an extension
and a proposed date of completion.
February 7, 2013 PS
15. The parking lots behind Building B and C shall include landscape buffers
along the rear property line to separate the paved parking spaces from the
adjacent lot. The landscape buffer shall be a minimum of three (3) feet in
width, plus tree wells, and shall be landscaped with shade trees and
drought tolerant shrubbery.
GP/BP PS
16. The width and design of the walkway between buildings F, G and H shall
be reviewed by the Community Development Department during building
permit submittal. The walkway shall be of adequate width and shall include
pedestrian friendly design features consistent with EXHIBIT L in order to
ensure it not feel dark or like solely a service alley.
GP/BP PS
17. Additional trees shall be planted throughout the main Town Square plaza,
walkways and patio areas near Building F, G and H, subject to staff
approval. A landscape plan shall be submitted for this lot with building
permits.
BP/FO PS
18. The applicant shall work with Community Development Department staff
during building permit submittal to finalize the architectural enhancements
and exterior paint colors on Building C2.
GP/BP PS
19. A final landscape and irrigation plan shall be approved prior to the issuance
of building permits, and as follows:
All exterior meters, air conditioning units and mechanical equipment shall
BP
Ongoing
PS, BS
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Street and parking lot trees shall be minimum 15-gallon size and double
staked.
20. Final selection of colors and materials identified in EXHIBIT C and F H and I
shall be subject to staff approval.
GP/BP
Ongoing
PS
21. Any future development signage shall be architecturally compatible with the
proposed buildings. All future signage shall be subject to the review and
approval of planning staff. No signage shall be placed above the first floor
roofline. No signage shall be permitted facing the proposed residential
uses unless approved by the Design Review Committee.
BP
Ongoing
PS
22. An accurate Tree Protection Plan shall be prepared for encroachment
within the drip line of native trees located on or adjacent to the subject
parcel. The applicant will contract with a certified arborist to monitor all
activity within the drip lines of existing native oak trees designated for
preservation.
GP/BP
Ongoing
PS
23. Prior to Final Map, the applicant shall submit Master CC&R’s for
maintenance of the commercial lots for review and approval by the
Community Development Department. The Master CC&R’s shall record
with the Final Map. The applicant may request deferring the Master
CC&R’s. Such a request shall be made in writing to the Community
Development Director and will be subject to a separate legal agreement
regarding the recordation timing of the Master CC&R’s and restriction on
the property prior to recordation of the Master CC&R’s. In no cases shall
any parcels be sold or transferred, or any structures finaled prior to
recordation of the Master CC&R’s. The Master CC&R’s shall include, but
are not limited to the following:
a) Provisions for maintenance of all common areas including landscaping,
exterior lighting, hardscape, plazas, street furniture, and parking
facilities;
b) Provisions and procedures for dedicated and shared parking spaces
for each building. Dedicated parking/easements shall be identified for
the two adjacent lots (Parcel 2 and parcel at the corner of El Camino
Real and HWY 41, currently Cowgirl Café and bank);
c) Maintenance and use provisions for all dedicated trash storage and
recycling for each commercial tenant;
d) Review and approval process for signage and awnings consistent with
Master Plan of Development;
Commercial / Master
CC&R’s
FM
Complete
PS
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
e) Maintenance of roads and common utilities;
f) A detailed list of owner’s responsibilities for maintenance of the
individual buildings;
g) Provisions to ensure compliance with the Master Plan of Development,
including architectural standards;
h) Provisions to establish a Master Association to enforce CC&R’s.
24. A provision for review and approval by the City Community Development
Department for any changes to the CC&R’s that relate to the above
requirements prior to the changes being recorded or taking effect.
CC&R’s relating to the residential condos will be deferred until the
issuance of the residential unit building permits, or as approved by the
City Attorney. The deferred items shall include:
a) Homeowners Association shall be established;
b) Provisions for maintenance of all common areas including shared
residential courtyards and residential parking facilities, amenities, etc;
c) Provisions and procedures for dedicated residential parking spaces;
d) A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units; and
e) Provision to ensure compliance with the Master Plan of Development.
Residential CC&R’s
Residential BP
PS
25. A Tentative Tract Map will be required and shall be consistent with all
provisions of the Master Plan of Development and conditions contained
herein and shall include the following:
Reciprocal access and parking easements shown on the face of the
map over common shared areas (exclusive of designated residential
parking facilities).
TTM /FM
Complete
PS/CE
26. Approval of this permit shall include the removal of 4 Native Trees, totaling
82 inches dbh. The applicant shall be required to pay mitigation fees or
provide replantings on-site per the requirements of the Atascadero Native
Tree Ordinance.
Approval of CUP 2004-0127 originally included the removal of 4 Native
Trees, totaling 82 inches dbh. The applicant shall be required provide
native tree replantings on-site per the requirements of the Atascadero
Native Tree Ordinance prior to project completion. If the required number
of native tree replantings cannot be located on the subject site, tree
mitigation fees shall be paid by the property owner prior to final of the last
BP/FO PS
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
building.
Tree Removal Permit 2006-0097 was approved for the removal of one
hazardous Granary tree and two black walnuts. Mitigation for these three
tree removals shall include a replacement 72” box tree and a historic
informational plaque to be located at the center plaza (see Planning
Condition above and EXHIBIT I).
27. The project shall continue to provide dedicated access to the adjacent
Rancho-Tee Motel.
Deleted
28. Staff may remove up to 14 parking spaces to address on-site vehicle exit
queing onto El Camino Real; drop-off/loading zone in front of theater
entrance; and increasing pedestrian area within the “convertible parking”
area.
BP, GP
Deleted
PS, BS
29. Adjust the existing grade change at the Santa Ysabel driveway (between
the Cowgirl Café and Citibank property) for improved visibility entering and
exiting the project site.
BP, GP
Deleted
CE
Fire Department Conditions
30. Drive aisles to the rear parking areas behind buildings B, C and D shall
be reviewed by the Fire Department during building permit submittal to
ensure adequate width for emergency access is provided.
BP
Ongoing
FD
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Public Improvements (Project Frontage):
BP, GP CE
31. El Camino Real: The existing curb gutter and sidewalk along the project
frontage shall be replaced with materials and furniture from the approved
“Atascadero Streetscape” material and furniture. This will include pavers
and colored concrete sidewalk, street trees and grates, benches, street
lights, garbage cans and recycle containers.
BP, GP
Complete
CE
32. Storm water: Currently storm water enters the site from the main
driveway on El Camino Real in an uncontrolled fashion. This storm water
shall be collected in a storm drain inlet and drained to Atascadero Creek.
This can be accomplished in El Camino Real or through the project site.
BP, GP
Complete
CE
33. Transit stop: An Atascadero Transit bus stop shall be constructed at the
project frontage and shall include a shelter, bench and trash receptacle.
BP, GP
Deleted
CE
34. Passenger Loading: A passenger loading zone will be constructed
along the project frontage. This loading zone will not conflict with the
transit stop.
BP, GP
Deleted
CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
35. Cooperation related to Public Improvements: The applicant shall
cooperate and provide any needed access to his property in regard to all
public improvements that may need to be installed, by the City, fronting
or adjacent to his property. This includes but is not limited to all
medians, sidewalks, streetscape and the pedestrian bridge.
BP, GP
Ongoing
CE
36. Driveway Closure: The project proposes to create a right in driveway
across El Camino Real for the current Denny’s restaurant and to
incorporate the left out component with Rabobank's driveway (the
driveways across El Camino Real shall line up with project's Driveway) in
order to improve traffic circulation and safety through t he construction of
a center median in El Camino Real. Approval from both businesses and
all affected property owners must be obtained to complete this work. The
applicant shall acquire all easements, agreements, and or title interest in
offsite land in order to realign the driveways with the applicants proposed
driveway. The Applicant shall be responsible for any onsite private
improvements on the above mentioned landowner’s property. The
applicant shall provide the City with electronic and hard copies of all
approved public improvement plans.
FM
Completed
CE
37. Crosswalk: This project proposes a mid-block crosswalk at the project
entrance on El Camino Real. This crosswalk must be designed by a Civil
Engineer with experience in pedestrian crossing design. The Applicants
Civil Engineer shall provide a letter to the City Engineer stating that the
proposed mid-block crosswalk design meets acceptable standards and
warrants for pedestrian safety. Consideration in the design shall be
given for site distance, vehicle volume and speed, road width, pedestrian
refuge, and other considerations. If the crosswalk can not be designed to
provide pedestrian crossing that will meet acceptable standards, the
crosswalk will not be allowed.
BP, GP
Deleted
CE
38. Street repair: All trenches cuts or work in the asphalt surface shall be
repaired to Public Works Standards. All cuts will be saw cut square and
even. Small groups of cuts will not be allowed. The repair shall provide a
final smooth driving surface.
BP, GP
Ongoing
CE
39. Santa Ysabel Ave (SR 41) and Capistrano Ave.: All existing sidewalk,
curbs and gutter and curb ramps shall be smooth, and even without
uplifting or major cracks. Any facility not meeting this condition shall be
replaced. Public Improvement plans shall be submitted detailing the design.
BP, GP
Ongoing
CE
40. 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. Any work on State Route
41/Santa Ysabel Ave shall be approved by Caltrans.
BP, GP
Ongoing
CE
Public Works Improvements (On Site): BP, GP CE
41. All on-site public works improvements will meet City of Atascadero
Standards. This includes driveways, sidewalks, parking, drainage,
landscaping, lighting, and other public works facilities .
FM
Ongoing
CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
42. The applicant shall make a good faith effort to connect to the adjacent bank
parking lot and eliminate the existing bank driveway that accesses Santa
Ysabel Ave/SR 41. The applicant shall document such good faith efforts
and present all documentation of such to the City Engineer who may waive
the requirement.
FM
Deleted
CE
Drainage:
FM CE
43. This project proposes to convey all storm water to Atascadero Creek in two
existing culvert systems. One is an existing 12 inch storm drain and the
other is (3) 60 inch storm drains.
BP, GP CE
44. Drainage calculation. Drainage calculations shall be produced considering
all areas tributary to this property. These calculations shall be in
conformance the City of Atascadero Engineering Standards. Submit
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow; the
25-year flow with head, and provide safe conveyance for the 100-year
overflow.
BP, GP
Completed
CE
45. A Storm Water Pollution Prevention Plan shall be produced and approved
by the Regional Water Quality Control Board and the City of Atascadero.
These plans shall recommend mitigation measure during and after
construction to eliminate point and non point source pollution into
Atascadero Creek. A filter system, mechanical or non, shall be installed
with this project. This system shall comply with the intent of National
Pollution Discharge Elimination System, Phase II requirements.
BP, GP
Ongoing
CE
46. Obtain approval by the City Engineer of the grading & drainage plan and
the storm drain design & facilities.
Completed
47. Acquire drainage easements where needed. Drainage shall cross lot lines
only where a drainage easement has been provided.
BP, GP
Completed
WW
48. Concentrated drainage from off-site areas shall be conveyed across the
project site in drainage easements.
BP, GP
Completed
WW
Wastewater:
49. Drainage piping serving fixtures which have flood level rims located below
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve Fixtures above
such elevation shall not discharge through the backwater valve.
BP, GP
Ongoing
WW
50. All sewer main taps will be done by the City of Atascadero. The developers
shall pay a sewer tap fee.
Ongoing
WW/CE
51. Sewer connection permit shall be issued separately (from building permit)
after public sewer extension has been completed and has received a
satisfactory final Public Works inspection. Final project inspection shall be
BP, GP
Ongoing
CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
contingent upon completion of the public sewer extension and Public Works
final inspection.
Solid Waste Conditions:
52. The City of Atascadero and the Atascadero Waste Alternative shall approve
the location, size and design of all solid waste facilities. The facilities shall
include room for recycling and green waste containers. The location of the
facilities will take into account the collection of the solid waste.
BP
Ongoing
CE/PS
Waste Alt.
STANDARD CONDITIONS
CE
53. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City Council.
FM
Completed
CE
54. An engineer’s estimate of probable cost shall be submitted for review
and approval by the City Engineer to determine the amount of the bond.
FM
Completed
CE
55. The Subdivision Improvement Agreement shall record concurrently with
the Final Map.
FM
Completed
CE
56. The applicant shall enter into a Plan Check/Inspection agreement with
the City.
BP
Completed
CE
57. The applicant shall acquire title 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. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
FM
Completed
CE
58. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
FM
Completed
CE
59. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
FM
Completed
CE
60. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM
Completed
CE
61. The Final Map shall be deemed acceptable to the City Engineer prior to
the map being placed on the agenda for City Council acceptance.
FM
Completed
CE
62. Prior to recording the Final Map, the applicant shall pay all outstanding
plan check/inspection fees.
FM
Completed
CE
63. Prior to recording the Final Map, the applicant shall complete all
improvements required by these conditions of approval or bond for them.
FM
Completed
CE
64. Prior to recording the Final Map, the applicant shall set monuments at all
new property corners. A registered civil engineer or licensed land
FM
Completed
CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
surveyor shall indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
65. Prior to recording the Final Map, the applicant shall submit a map drawn
in substantial conformance with the approved Tentative Map and in
compliance with all conditions set forth herein. The map shall be
submitted for review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
FM
Completed
CE
66. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the Final/Parcel map. If there are
building or other restrictions related to the easements, they shall be
noted on the final/parcel map. The applicant shall show all access
restrictions on the Final/Parcel Map.
FM
Completed
CE
67. Prior to recording the Final Map, the applicant shall have the Map
reviewed by all applicable public and private utility compani es (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that may
be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the Parcel
Map.
FM
Completed
CE
68. 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.
BP
Completed
CE
69. The applicant shall be responsible for the protection, relocation and/or
alteration of existing utilities.
FM
Ongoing
CE
70. The applicant shall install all new utilities (water, gas, electric, cable TV and
telephone) underground.
FM
Ongoing
CE
71. The applicant shall monument all property corners for construction control
and shall promptly replace them if disturbed.
FM
Ongoing
CE
72. Prior to issuance of building permits, the applicant shall submit a grading
and drainage plan with a separate sheet(s) devoted to sedimentation and
erosion control, prepared by a registered civil engineer for review and
approval by the City Engineer.
BP, GP
ongoing
CE
73. Prior to the final inspection, all outstanding plan check and inspection fees
shall be paid.
BP, GP
ongoing
CE
74. Prior to the final inspection, the applicant shall submit a written statement
from a registered civil engineer that all work has been completed and is in
full compliance with the approved plans and the Uniform Building Code
FM
ongoing
CE
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
(UBC).
Atascadero Mutual Water Company
75. Before the issuance of building permits, the applicant shall submit plans
to AMWC for the water distribution facilities needed to serve the project.
AMWC shall review and approve the plans before construction begins on
the water system improvements. All water distribution facilities shall be
constructed in conformance with AMWC Standards and Details and the
California Waterworks Standards (Code of Regulations Title 22, Division
4, Chapter 16). All cross-connection devices shall conform to AWWA
and California Department of Health Services standards.
GP, BP
Completed
CE
AMWC
76. Before issuance of building permits, the applicant shall obtain a “Will
Serve” letter from AMWC for the newly created lots within the
subdivision.
GP, BP
Ongoing
CE
AMWC
77. The water mains required to serve the project shall be laid out in a grid
or looped pattern and shall connect to the existing water mains system in
El Camino Real, Morro Rd., and Santa Ysabel Ave.
GP, BP
Completed
CE
AMWC
78. The applicant shall provide AMWC with easements for those water
facilities proposed for operation and maintenance by AMWC that are
constructed outside of publicly maintained right -of-ways. AMWC shall
review the form and content of the easements before recordation.
GP, BP
Ongoing
CE
AMWC
79. The applicant shall submit a hydraulic analysis with the first plan check
submittal of the water system improvements for the project. The
analysis should take into account the fire flows required by the Uniform
Fire Code and requirements of the California Waterworks Standards.
The applicant is responsible for designing and constructing water system
improvements that will provide water at pressures and flows adequate
for the domestic and fire protection needs of the project.
GP, BP
Completed
CE
AMWC
80. The applicant shall obtain a separate landscape-irrigation meter(s) from
AMWC for the common areas within the project.
GP, BP
Ongoing
CE
AMWC
81. Landscaping for the common areas shall be drought-tolerant.
GP, BP
Ongoing
CE
PS
82. Before the installation of landscape, the Community Development
Department construction of the water system improvements, AMWC
shall review and approve the irrigation and landscape plans for the
common areas within the project. The AMWC may review irrigation plan
submittal to shall include the following:
a) Landscape irrigation meter location and size.
b) Backflow prevention device type, location, and manufacturer.
c) Flow and precipitation rate for each circuit.
d) Irrigation schedules including schedules for establishment period and
post establishment period.
e) Total anticipated water application per circuit per month for both
GP, BP
Ongoing
CE
PS &
AMWC
ITEM NUMBER: 2
DATE: 8-7-12
2012 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
schedules.
f) Total landscape water application.
g) Use drip irrigation where ever possible.
h) A check valve shall be installed on the lowest head in each sprinkler
circuit.
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measures
AESTHETICS:
Mitigation Measure 1.c.1: The following landscape mitigations shall apply:
The project shall include landscaping of all common areas, including
slopes, streetscapes, parking lot shade trees and street trees.
The project shall include entryway feature landscaping and multi-family
common area landscaping.
All proposed on-site trees shall be 15-gallon minimum size, double-
staked. Street and parking lot trees shall be selected to provide shade
over paved areas and pedestrian pathways to reduce urban heat
buildup, improve air quality, and provide visual unity to the streetscape.
Common area and public outdoor furniture, lighting fixtures, trash
receptacles, and signage shall be of architectural quality and durability.
BP PS, BS, CE 1.c.1
Mitigation Measure 1.c.2: The proposed development shall include the use
of paint and roof colors designed to compliment the architectural theme
and reduce the potential for reflected light and glare.
BP PS, BS, CE 1.c.2
Mitigation Measure 1.c.3: Directional signage shall be incorporated into the
project in style and compatibility with the proposed project. Any sign
lighting shall be low-level external lighting.
BP PS, BS, CE 1.c.3
Mitigation Measure 1.d.1: On-site street and parking lot 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. Pedestrian luminaire pole heights shall not exceed 12 feet in height,
and all street and parking lot lighting shall not exceed 16-feet in height, limit
intensity to 2.0 foot candles at ingress/egress, and shall otherwise be within
a range of 0.6 foot candle minimum to 1.0 maximum. Fixtures shall be
shield cut-off type and compatible with downtown setting, subject to staff
approval.
BP PS, BS, CE 1.d.1
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b: Each development phase shall be conditioned to
comply with all applicable District regulations pertaining to the control of
construction equipment exhaust emissions and fugitive dust (PM-10)
emissions from construction activities as contained in sections 6.3, 6.4 and
6.5 of the April 2003 Air Quality Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non-taxed version suitable for use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard for
off-road heavy-duty diesel engines.
All on and off-road diesel equipment shall not be allowed to idle for
more than 5 minutes. Signs shall be posted in the designated queuing
areas to remind drivers and operators of the 5 minute idling limit.
Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area). The determination of the quantity and type
of diesel emission control devices that are appropriate for the project
must be performed in consultation with APCD staff three months prior
the start of the construction phase. Some consideration will include:
amount of cut & fill, age of fleet, project duration and proximity to
sensitive receptors. The APCD is concerned about the proximity of
this redevelopment project to sensitive receptors such as Atascadero
Junior High School. Sensitive receptors may be a consideration in the
APCD’s decisions regarding the appropriate mitigation for the
construction phase diesel emissions.
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule construction truck trips during non-peak hours to reduce
peak hour emissions.
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
BP, GP PS, BS, CE 3.b
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased waterin g
frequency would be required whenever wind speeds exceed 15
mph. Reclaimed (non-potable) water should be used whenever
possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved
project re-vegetation and landscape plans should be implemented
as soon as possible following completion of any soil disturbing
activities.
E. Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with a
fast-germinating native grass seed and watered until vegetation is
established.
F. All disturbed soil areas not subject to re-vegetation should be
stabilized using approved chemical soil binder, jute netting, or
other methods approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved should be
complete as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of trailer)
in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash off trucks and equipment before
leaving the site.
K. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
L. The contractor or builder shall designate a person or persons to
monitor the dust control program and to order increased watering,
as necessary, to prevent transport of dust off site. The name and
telephone number of such persons shall be provided to the APCD
prior to land use clearance for map recordation and land use
clearance for finish grading of any structure.
BP,GP PS, BS, CE 3.b
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b.2: Demolition Activities
The project referral indicated that there are existing structures on the
proposed site that will be demolished. Demolition activities can have
potential negative air quality impacts, including issues surrounding proper
handling, demolition, and disposal of asbestos containing material (ACM).
Asbestos containing materials 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 building(s) are removed or
renovated this project may be subject to various regulatory jurisdictions,
including the requirements stipulated in the National Emission Standard for
Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP).
These requirements 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.
BP, GP PS,BS, APCD 3.b.2
Mitigation Measure 3.b.3: Naturally Occurring Asbestos
The project site is located in a candidate area for Naturally Occurring
Asbestos (NOA), which has been identified as a toxic air contaminant by
the California Air Resources Board (ARB). Under the ARB Air Toxics
Control Measure (ATCM) for Construction, Grading, Quarrying, and
Surface Mining Operations, 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 (see
Attachment 1). 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. Please refer to the APCD
web page at: http://www.slocleanair.org/business/asbestos.asp for more
information or contact Tim Fuhs of our Enforcement Division at 781-5912.
BP, GP PS,BS, APCD 3.b.3
Mitigation Measure 3.b.4: Construction Phase Permitting :Portable
equipment, 50 horsepower (hp) or greater, used during construction
activities may require California statewide portable equipment registration
(issued by the California Air Resources Board) or a District permit. The
following list is provided as a guide to equipment and operations that may
have permitting requirements, but should not be viewed as exclusive.
Portable generators (50 hp or greater)
Concrete batch plants
Rock and pavement crushing
Tub grinders
Trommel screen
BP, GP BS, PS, CE,
APCD
3.b.4
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b.5: Provide Transit bus stop and transit stop
enhancements to serve project site.
BP, GP BS, PS, CE,
APCD
3.b.5
Mitigation Measure 3.b.6: Provide incentives to employees to
carpool/vanpool, take public transportation, telecommute, walk, bike, etc by
implementing the Transportation Choices Program. The applicant should
Contact SLO Regional Rideshare at 541-2277 to receive free consulting
services on how to start and maintain a program.
BP, GP BS, PS, CE,
APCD
3.b.6
Mitigation Measure 3.b.7: Provide pedestrian signage and signalization to
improve pedestrian safety.
BP, GP BS, PS, CE,
APCD
3.b.7
Mitigation Measure 3.b.8: Provide continuous pedestrian walkways
separated from the roadway by landscaping and on street parking, as
feasible.
BP, GP BS, PS, CE,
APCD
3.b.8
Mitigation Measure 3.b.9: Implement on-site circulation design element in
parking lots to reduce vehicle queuing and improve the pedestrian and
bicycle environment.
BP, GP, BS, PS, CE,
APCD
3.b.9
Mitigation Measure 3.b.10: Provide engineered connections between the
project and the existing network of bicycle routes/paths, as feasible.
BP, GP BS, PS, CE,
APCD
3.b.10
Mitigation Measure 3.b.11: Provide on-site long and short term secure
bicycle parking for residential and commercial elements of the project.
BP, GP BS, PS, CE,
APCD
3.b.11
Mitigation Measure 3.b.12: Include internal wiring/cable in dwelling units
and office buildings that enables multiple points where telecommuting,
telelearning and teleconferencing can occur simultaneously.
BP, GP BS, PS, CE,
APCD
3.b.12
Mitigation Measure 3.b.13: Increase the building energy efficiency rating by
10% above what is required by Title 24 requirements. This can be
accomplished in a number of ways (increasing attic, wall, or floor insulation,
installing double pane windows, using efficient interior lighting, etc.).
BP, GP PS, BS, CE,
APCD
3.b.13
Mitigation Measure 3.b.14: Provide outdoor electrical outlets to encourage
the use of electric appliances and tools.
BP, GP PS, BS, CE,
APCD
3.b.14
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b.15: Use built-in energy efficient appliances.
BP, GP PS, BS, CE,
APCD
3.b.15
Mitigation Measure 3.b.16: Use low energy parking lot and street lights.
BP, GP PS, BS, CE,
APCD
3.b.16
Mitigation Measure 3.b.17: The following uses could be problematic if
residential quarters are included in the same building and are not
recommended by APCD:
Nail Salons
Dry-cleaners
Coffee Roasters
Gasoline Stations
Furniture refurbishing/refinishing
Any type of Spray Paint Operation
BP, GP PS, BS, CE,
APCD
3.b.17
BIOLOGICAL RESOURCES:
Mitigation Measure: 4.e.1: The Precise Grading Plan shall identify tree
protection fencing around the dripline of each existing on-site tree identified
for retention within 20 feet of construction activity.
BP, GP PS, BS 4.e.1
Mitigation Measure 4.e.2: The building permit site plan shall identify all
protection and enhancement measures recommended by the Certified
Arborist in the Tree Protection Plan which shall be submitted prior to permit
issuance. Tree protection fencing shall be installed at the locations
identified in the Tree Protection Plan and/or as recommended by the
project arborist.
BP, GP PS, BS 4.e.2
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on
site as 15 gallon minimum size trees at a 4:1 ratio. All tree
impact/replacement mitigation shall be consistent with Atascadero
Municipal Code Section 9-11.105. The certified arborists report shall be
responsible for monitoring the project during all phases of construction
through project completion, as follows:
(a) A written agreement between the arborist and the developer outlining
an arborist monitoring schedule for each construction phase through
final inspection shall be submitted to and approved by planning staff
prior to the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, and the project
superintendent to review the project conditions and requirements prior
to any grubbing or earth work for any portion of the project site. All
tree protection fencing, root zone fencing trunk protection, and any
other precautions shall be installed for inspection during the meeting.
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist.
Remove all debris and spoils from the lot cleaning and tree
pruning.
In locations where paving is to occur within the tree canopy, grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of ¾ inch granite covered with one-inch pea gravel
for screeding. If curbs are required, use pegged curbs to secure
the porous pavers. Pegged curbs are reinforced six to eight curbs
poured at grade with a one-foot by one-foot pothole every four to
six linear feet.
All trenching or grading within the protected root zone area, o utside
of the tree protection fence shall require hand trenching or preserve
and protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected
area.
Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy of any
development phase 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, GP PS, BS 4.e.3
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 4.e.4: Grading and excavation work shall be consistent
with the City of Atascadero Tree Ordinance. Special precautions when
working around native trees include:
All existing trees outside of the limits of work shall remain.
Earthwork shall not exceed the limits of the projec t area.
Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
All trees within the area of 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.
Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal
BP,GP PS,BS 4.e.4
GEOLOGY AND SOILS:
Mitigation Measure 6.b.1: The Building Permit Application plans shall
include erosion control measures to prevent soil, dirt, and debris from
entering the storm drain system during and after construction. A separate
plan shall be submitted for this purpose and shall be subject to review and
approval of the City Engineer at the time of Building Permit application.
GP PS, BS, CE 6.b.1
Mitigation Measure 6.b.2: All cut and fill slopes shall be treated with an
appropriate erosion control method (erosion control blanket, hydro-mulch,
or straw mulch appropriately anchored) immediately after c ompletion 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.
GP PS, BS, CE 6.b.2
Mitigation Measure 6.c.d.1: A site-specific soils report shall be required to
be submitted with a future building permit by the community development
department. The building plans will be required to follow the
recommendations of the soils report to assure safety for occupants and
buildings.
BP, GP PS, BS, CE 6.c.d.1
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
HYDROLOGY AND WATER QUALITY:
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted by the applicant and
reviewed and approved by the City Engineer prior to the issuance of the
building permit. The plan shall include storm water measures for the
operation and maintenance of the project for the review and approval of the
RWQCD and the City Engineer. The Building Permit application plans
shall identify Best Management Practices (BMPs) appropriate to the uses
conducted on site that effectively prohibit the entry of pollutants into storm
water runoff.
TO, FI PS, BS, FD 8.e.f.1
Mitigation Measure 8.e.f.2: 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 work orders.
GP PS, BS, CE 8e.f.2
Mitigation Measure 8.e.1: The proposed storm drain system, including the
on-site drainage basins, shall be designed per the City of Atascadero
Engineering standards, subject to review and approval of the City
Engineer.
GP PS, BS, CE 8.e.1
NOISE:
Mitigation Measure 11.a.b.1: All construction activities shall comply with
the City of Atascadero Noise Ordinance for hours of operation. Failure to
comply with the noise ordinance may result in withholding of inspections
and possible construction prohibitions, subject to the review and approval
of the Community Development Director, and in addition to penalties
identified in the Ordinance.
GP, BP PS, BS, CE 11.a.b.1
TRANSPORTATION/TRAFFIC:
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 15.f.1: The project entrance on El Camino Real shall
operate at Level of Service “C” or better during am and pm peak hour traffic
flow. The existing driveways across El Camino Real from the project
entrance, Denny’s Restaurant and Rabobank, shall be incorporated into
one driveway that is directly across the entrance. Landscaped medians
with turn pockets will be placed on El Camino Real to control turning
movements.
Traffic signal or other traffic control device may be place in order to achieve
Level of Service “C”. This device shall be approved by Caltrans and Public
Works to be sure it does not conflict with existing traffic control on El
Camino Real.
BP, CE PS, BS, CE 15.f.1
Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed
across El Camino Real. This pedestrian crossing will be designed and
constructed to allow pedestrians sufficient time to cross El Camino Real
and provided sufficient site distance and warning for vehicles to stop for the
pedestrians. A refuge area will be placed in the median in El Camino Real
for pedestrians.
BP, CE PS, BS, CE 15.f.2
Mitigation Measure 15.f.4: The intersection of Capistrano, Lewis Avenue,
and the project entrance shall be a 4 way stop with crosswalks.
BP, CE PS, BS, CE 15.f.4
Mitigation Measure 15.f.5: A transit stop shall be incorporated into the
project frontage along El Camino Real. The transit stop shall have a turn
out, signage and shelter designed to City Standards and approved by
Atascadero Transit.
BP, CE PS, BS, CE 15.f.5
Mitigation Measure 15.f.6: Passenger drop off zone will be incorporated
into the project frontage on El Camino Real. This drop off zone will not
conflict with the transit stop.
BP, CE PS, BS, CE 15.f.6
Mitigation Measure 15.f.7: The interior circulation system shall allow
vehicles to access to the 3 project driveways with clear and unobstructed
travel. The parking lot and parking spaces shall be designed per the
Municipal Code 9-4. Parking spaces shall be set back far enough from the
project entrances to allow vehicles to enter the site without having to wait
on the City street for vehicles backing out of parking spaces.
BP, CE PS, BS, CE 15.f.7
ITEM NUMBER: 2
DATE: 8-7-12
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended August 7, 2012
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
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
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 15.f.8: The project applicant shall acquire one or more
written legal parking agreements with property owners of adjacent or
nearby parking sites for an amount to satisfy maximum peak parking
demands (as identified in Table B) during the any day of the week . The
parking agreement shall be approved by the City prior to issuance of
building permit.
BP, CE PS, BS, CE 15.f.8
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit B-1: Master Plan of Development – 2012 Amendment
Colony Square, CUP 2004-0127 as Amended 8/7/12
Area of 2012
amendment
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit B-2: 2005 Master Plan of Development – 1st Floor
Colony Square, CUP 2004-0127
This area superseded by
2012 amendment (see
Exhibit B-1)
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit B-3: 2005 Master Plan of Development - 2nd & 3rd floor
Colony Square, CUP 2004-0127
This area superseded by 2012
amendment (see Exhibit B-1)
All residential unit entitlements
and parking requirements
transferred to Building D.
Building D
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit C-1: Elevations
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit C-2: Elevations
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit D: Building D Floor Plans, Sections & Elevations
(Carried over from original CUP approval)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit E: Project Summary, Square Footage & Allowed Uses
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit F: Color Board
Colony Square, CUP 2004-0127 as Amended 8/7/12
Building C2:
Benjamin Moore
HC-52 Ansonia Peach
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit G-1: Sign & Storefront Guidelines
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit G-2: Sign & Storefront Guidelines (Building A Example Diagrams)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit H-1: Landscape Plan (carried over from original CUP)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit H-2: Landscape Plan Detail (carried over from original CUP)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit I: Granary Tree Plaza Concept
Carried over from 2006 Granary tree removal Conditions of Approval
Colony Square, CUP 2004-0127 as Amended 8/7/12
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Historical information plaque
& 72” box valley oak tree
required per
2006 tree removal permit
Granary tree memorial plaza
may be combined with the large
center plaza “Town Square”
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit J: Trash Storage Diagram
Colony Square, CUP 2004-0127 as Amended 8/7/12
Trash Enclosure 1:
Serves Building A retail & restaurants,
theater, and Building E (Round Table Pizza)
First bay completed 2011
Second bay to be completed by Feb. 2013
Trash Enclosure 4:
Serves Buildings F, G & H
To be sized according to square footage
and uses at time of building permits
Will be screened with landscape
Trash Enclosure 2:
Serves Buildings B1, B2 and any overflow identified from
Build A retail & restaurants
Sizing shall be determined based on tenants and square
footage existing and proposed at Colony Square at the
time building permit submittal for B1 & B2.
A landscape buffer shall be provided between the
enclosure and the adjacent property if proposed near the
property line
Trash Enclosure 5:
Dumpster locations to be designed into
Building D
Will be reviewed during building permits
or if CUP amendment is submitted for
modifications of this building
Trash Enclosure 3:
Serves Buildings C1 and C2
To be sized according to square
footage and uses at time of building
permits
A landscape buffer shall be provided
between the enclosure and the
adjacent property if proposed near
the property line
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit K: Project Details (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit L-1: Character Photos (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit L-2: Character Photos (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit M: Downtown Context Plan (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit N-1: Parking Plan – Weekdays (Carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit N-2: Parking Plan – Nights & Weekends (Carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit O-1: Building A – Galaxy Theater & Retail/Restaurants
Site photos of approved & as-built projects to be incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit O-2: Building E – Round Table Pizza
Site photos of approved & as-built projects to be incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 8/7/12
ITEM NUMBER: 2
DATE: 8-7-12
Exhibit O-3: Temporary City Hall, 6907 El Camino Real
Site photos of approved & as-built projects to be incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 8/7/12