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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, December 18, 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 NOVEMBER 20, 2012.
City of Atascadero Planning Commission Agenda Regular Meeting, December 18, 2012
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2. APPROVAL OF ACTION MINUTES OF THE SPECIAL PLANNING
COMMISSION AND CITY COUNCIL SPECIAL JOINT MEETING ON
NOVEMBER 29, 2012.
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 Subdi vision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the pub lic hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
3. PLN 2099-0848 / CUP 2005-0157 / TTM 2005-0067 / ZCH 2005-0099
COMMUNITY DEVELOPMENT STAFF REPORTS
NONE
COMMISSIONER COMMENTS AND REPORTS
Property Owner: Oakhaven Village, Inc., 3160 Ocean Terrace, Marina, CA 93933
Project Title: Oakhaven Village DRC 2012-0029/PLN 2099-0848 / CUP 2005-0157 TTM 2005-
0067 ZCH 2005-0099
Project Location: 1155 El Camino Real, Atascadero, CA
(APN 049-042-018) San Luis Obispo County
Project
Description:
Redesign of architectural elevations and floor plans for a previously approved 62-Unit
townhouse subdivision. Applicant proposes to reduce the number of stories from
three (3) to two (2); revision to interior floor plans to add additional bedroom(s), site
plan modifications to accommodate new product types, as well as additional parking
as recommended by the Design Review Committee.
General Plan Designation: High Density Residential
Zoning District: Residential Multi-Family (RMF-20) / Planned Development Overlay
(PD-26)
Proposed
Environmental
Determination:
Consistent with certified Mitigated Negative Declaration 2005-0028.
City of Atascadero Planning Commission Agenda Regular Meeting, December 18, 2012
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DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for January 15, 2013, at
City Hall, Council Chambers, 6907 El Camino Real, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, December 18, 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, and may be revi ewed by the public. Copies of meeting
recordings are available for a fee. Contact the City Clerk for more information (470 -3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify t he 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: 12-18-12
PC Draft Action Minutes of 11/20/12
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, November 20, 2012 – 7:00 P.M.
City Hall Council Chambers
6907 El Camino Real, Atascadero, California
CALL TO ORDER - 7:02 p.m.
Chairperson Ward called the meeting to order at 7:02 p.m. and Commissioner Bentz led
the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Colamarino, Cooper, Dariz, Wingett, Vice
Chairperson Schmidt, and Chairperson Ward
Absent: None
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director, Warren Frace
Associate Planner, Callie Taylor
Assistant Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by Vice
Chairperson Schmidt to approve the agenda.
Motion passed 7:0 by a roll-call vote.
ITEM NUMBER: 1
DATE: 12-18-12
PC Draft Action Minutes of 11/20/12
Page 2 of 4
PUBLIC COMMENT
None
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON OCTOBER 16, 2012.
2. APPROVAL OF THE 2013 PLANNING COMMISSION MEETING SCHEDULE
MOTION: By Commissioner Bentz and seconded by
Commissioner Colamarino to approve the
consent calendar.
Motion passed 7:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
3. PLN 2008-1290, AMENDMENT TO CONDITIONAL USE PERMIT FOR 10630
WEST FRONT ROAD, INGLESIDE ASSISTED LIVING – OCCUPANT
INCREASE
Property Owner: Shirley M. Barratt, 10630 West Front Road, Atascadero CA 93422
Applicant: William Vaughn, 10630 West Front Road, Atascadero CA 93422
Project Title: PLN 2008-1290 / CUP Amendment #2
Project
Location:
10630 West Front Road, Atascadero, CA 93422
APN 045-353-007 (San Luis Obispo County)
ITEM NUMBER: 1
DATE: 12-18-12
PC Draft Action Minutes of 11/20/12
Page 3 of 4
Project
Description:
An applicant has submitted a request to amend the Conditional Use Permit for the
existing residential care facility at Ingleside Assisted Living Center to allow one additional
resident at the facility within a shared bedroom. The number of permitted clients would
increase from 15 to 16 full time residents. No new construction and no increase of
bedrooms are proposed.
General Plan Designation: Rural Estate (RE)
Zoning District: Residential Suburban (RS)
Proposed
Environmental
Determination:
Proposed amendment is consistent with the previous Certified Mitigated Negative
Declaration 2000-037.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Associate Planner Callie Taylor gave the staff report and answered questions from the
Commission.
PUBLIC COMMENT
The following person spoke during public comment: William Vaughn. Mr. Vaughn
answered questions from the Commission.
Chairperson Ward closed the Public Comment period.
MOTION: By Commissioner Bentz and seconded by Commissioner
Colamarino to adopt PC Resolution 2012-0021 approving an
Amendment to CUP 2000-0004 to allow up to 16 clients at the
existing residential care facility located at 10630 West Front
Road, APN 045-353-007.
Motion passed 7:0 by a roll-call vote.
ITEM NUMBER: 1
DATE: 12-18-12
PC Draft Action Minutes of 11/20/12
Page 4 of 4
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt asked if the new hotel’s school fees will go to Templeton Unified
School District (TUSD). Director Frace said that the entire Home Depot site school fees
will go to TUSD.
Commissioner Colamarino asked about the Green House Gas meeting format and the
SLOCOG Trails meeting. Director Frace said that the majority of the Council and
Commission can go to the meeting, we will follow APCD’s agenda, and the Commission
won’t be making any decisions but will participate in discussion. Director Frace also
answered questions in regards to the trails meeting and how the goal is to connect trails
and the map through the DeAnza trail.
Chairperson Ward asked about the status on the Walmart lawsuit. Director Frace said
that Walmart has hired a legal firm and there is nothing new to report. There is a court
date scheduled to hear the case in March 2013 in Paso Robles.
DIRECTORS REPORT
None
ADJOURNMENT - 7:34 p.m.
The next regular meeting of the Planning Commission is scheduled for December 4,
2012, at 7:00 p.m. at City Hall, Council Chambers, 6907 El Camino Real, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
Adopted
ITEM NUMBER: 2
DATE: 12-18-12
PC/CC Draft Action Minutes of 11/29/12 Jt. Special Meeting
Page 1 of 2
CITY OF ATASCADERO
CITY COUNCIL AND PLANNING COMMISSIO
SPECIAL JOINT MEETING
APCD PUBLIC WORKSHOP
DRAFT ACTION MINUTES
Special Meeting – Thursday, November 29, 2012 – 6:30 P.M.
Templeton Elementary School Multipurpose Room
215 8th Street, Templeton, California
CALL TO ORDER - 6:30 p.m.
ATTENDANCE:
Present: Council Members Sturtevant, Fonzi, Clay, Mayor Pro Tem
O’Malley, and Mayor Kelley
Planning Commissioners Bentz, Dariz, Vice Chairperson Schmidt,
and Chairperson Ward
Absent: Planning Commissioners Colamarino, Cooper, and Wingett
Others Present: Recording Secretary Warren Frace
Staff Present: Community Development Director, Warren Frace
Associate Planner, Callie Taylor
Assistant Planner, Alfredo Castillo
ITEM NUMBER: 2
DATE: 12-18-12
PC/CC Draft Action Minutes of 11/29/12 Jt. Special Meeting
Page 2 of 2
APCD SPONSORED STUDY SESSION
1. PLN 2010-1361, GREENHOUSE GAS PLANNING COMMUNITY WORKSHOP
Applicant: SLO APCD / City of Atascadero, 6907 El Camino Real, Atascadero, CA 93422
Project Title: PLN 2010-1361 Greenhouse Gas
Project Location: Citywide, Atascadero, CA 93422
Project
Description:
The cities of Arroyo Grande, Atascadero, Grover Beach, Morro Bay, Pismo Beach,
and Paso Robles and the San Luis Obispo County Air Pollution Control District
(APCD) are working to prepare climate action plans to cost-effectively reduce
greenhouse gas emissions, while maintaining or improving the quality of life for
residents and reducing costs for individuals and business. This is the second public
workshop sponsored by APCD to review and provide input on potential greenhouse
gas reduction strategies. This will be an open, inclusive, and collaborative process.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
The Planning Commission and City Council participated in breakout groups that
reviewed and discussed the following topics:
1) Energy efficiency
2) Transportation / Land Use
3) Solid Waste
The Planning Commission and City Council listened to the APCD moderated Q & A
session.
ADJOURNMENT – 8:05 p.m.
MINUTES PREPARD BY:
_____________________________
Warren Frace, Recording Secretary
Adopted
t:\~ planning commission\pc agendas\~ pc minutes\pc minutes 12\pc cc draft actn minutes 11 29 12.am.docx
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2099-0848
Amendment to Conditional Use Permit 2005-0157
Master Plan of Development for Oakhaven Village
1155 El Camino Real
(Oakhaven Village, LLC)
SUBJECT:
The proposed project consists of an application to amend Conditional Use Permit 2005-
0157 (Master Plan of Development) for a 62-unit townhome development. This
amendment includes architectural elevations and façade changes to a previously
approved residential multi-family development with a planned development overlay.
RECOMMENDATION:
Design Review Committee Recommends:
The Planning Commission adopt Resolution PC 2012-0021 approving an amendment to
Conditional Use Permit 2005-0157 based on findings and subject to Conditions of
Approval.
REPORT-IN-BRIEF:
The applicant is proposing amendments to the 2005 approved Master Plan of
Development (Conditional Use Permit) that includes the following:
Elevation changes for Plan “A” from a 3-story structure to a 2-story structure;
Revision of approved color board for new exterior trim colors;
Revision of approved exterior materials;
Revision to approved preliminary floor plans for the inclusion of additional
bedrooms and modification of living space arrangements;
Revision to tentative lot locations for accommodation of larger residential units;
Revision of Site Plan to accommodate additional on-site parking requirements.
ITEM NUMBER: 3
DATE: 12-18-12
DISCUSSION:
Situation and Facts
1. Applicant: Oakhaven Village, Inc., 3160 Ocean Terrace, Marina,
CA 93933-3291
2. Property Owner: Oakhaven Village, Inc., 3160 Ocean Terrace, Marina,
CA 93933-3291
3. Project Address: 1155 El Camino Real, Atascadero, CA 93422
APN 049-042-018
4. General Plan Designation: High Density Residential (HDR)
5. Zoning District: Residential Multi-Family (RMF-20) / PD-26 Overlay
6. Site Area: 5.5 acres
7. Existing Use: Vacant
8. Environmental Status: Consistent with Certified Mitigated Negative Declaration
(2005-0028) for CUP 2005-0157
Background:
Oakhaven Village was approved by the City Council as a Planned Development (Zone
Change 2005-0099 with a Master Plan of Development (CUP 2005-0157) and Tentative
Tract Map (2005-0067) for 62 townhouse units on individual lots in August 2005.
Developers submitted building plans and a final map for staff review prior to the
commencement of construction. By late 2007, the development was ready to begin
construction, however, with the downturn of the economy, proposed construction never
started and the development went into bankruptcy. The site was recently purchased by Oak
Haven Village, LLC, headed by SBI Builders. The new owners are proposing floor plan and
elevation modifications to the Master Plan of Development to better align the project to
current market conditions, and are prepared to begin construction in 2013.
Surrounding Land Use and Setting:
North: Residential Multi-family (RMF-20)
South: Residential Multi-Family (RMF-20)
East: Residential Suburban (RS)
West: El Camino Real / US Highway 101
The proposed project is located within the High Density Residential designation and is
zoned Residential Multi-family-20 with a Planned Development Overlay (PD-26), which
allows for a maximum density of 20 units per net acre. The properties along El Camino
are developed with existing single-family residences and multi-family developments.
The eastern portion of the property shares a boundary with existing large lot single
family residential. The adopted
Mitigated Negative Declaration
required a landscaped setback
buffer for the large lot single family
residential and the proposed
development.
ANALYSIS:
The proposed application is to
amend the existing Master Plan of
Development. The applicant
proposes modifications to
elevations, interior floor plans, and
minor site layout revisions for
additional parking considerations
as recommended by the Design
Review Committee.
Oakhaven Village
Oakhaven
Village
Approved 2005 Master Plan of Development
Site Plan Modifications
The approved site plan remains relatively unchanged. The applicant is not proposing to
change the number of units originally entitled as a part of the project’s approval in 2005.
The proposed project continues to include 62 townhome units organized around open
space features and existing mature native oak trees. The project still includes four (4)
common open space areas, one of which is designed as a central informal green space
area.
The project’s circulation system will remain consistent with the previously approved
Master Plan of Development. This includes one-way street and two-way streets to
provide efficient and controlled circulation through the site. In addition, the project
retains the following site features:
Decorative project entry incorporating pavers and a landscaped median.
Retention of existing mature native trees on site.
Minimum 40-foot wide landscape buffer along the El Camino Real frontage for
the accommodation of drainage and as a project entry feature.
Sidewalks are proposed
along one side of the internal
project street as well as
within the large informal
green area, consistent with
the previous plan. Full
frontage improvements,
including widening, is
required along El Camino
Real, consistent with
previous project approval.
On-Site Parking
Parking for multi-family residential projects is based on the City’s Municipal Code
standard.
Proposed 2012 Master Plan of Development
Proposed Project Entry
Atascadero Municipal Code Section 9-4.118
Multifamily dwellings (including condominiums and
other attached ownership dwellings)
Residential Parking:
1 b.r. unit: 1.5 spaces
2 b.r. unit: 2.0 spaces
each additional bedroom: 0.5 spaces
Guest Parking:
1 space per 5 units, or fraction thereof
The Master Plan of Development required 147 spaces provided on-site for residential
uses. The applicant has proposed an increase of the number of seventeen (17) 3-
bedroom units from the approved plan. The following is a breakdown of the minimum
parking requirements for the proposed amended project:
Unit Type Number
of Units
Parking Requirement Parking Spaces
Required
2 bedrooms 24 2.0 spaces 48 spaces
3 bedrooms 38 2.5 spaces 95 spaces
Guest Spaces - 1 per 5 units 13 spaces
Total Number of Parking Spaces Required 156 spaces
The Design Review Committee (DRC) recommended that staff work with the applicant
on ways to provide more parking within the development to accommodate additional 3-
bedroom units as well as address guest parking. Staff met with the applicant’s
representatives and reviewed the site plan and the possibility of including additional on-
street parking, areas for guest parking as recommended by the DRC. Staff and the
applicant determined that widening the streets to accommodate on-street parking was
infeasible. New perpendicular parking was identified where additional shared parking
may be provided, as well as additional private driveway parking based.
The proposed project includes a minimum one car attached garage for each unit,
additional parking is provided in unit driveways, including two (2) units that provide an
additional guest space for use on that unit. Additionally 32 common area spaces are
provided, eight (8) of which are proposed to utilize porous paving that reduces the
amount of impervious surface on-site thereby reducing the site’s storm water impacts
and impacts to oak tree drip lines that are within these parking areas (condition 24).
Parking Provided Number of Parking
Spaces
One-Car Garage 62 spaces
Private Driveway 64 spaces
Common Area Uncovered 32 spaces
Total Number of Parking Spaces Provided 158 spaces
Parking Required 156 spaces
Net Parking +2 Spaced Over Code
Proposed Building Elevation and Materials Revisions
The 2004 Master Plan of Development was approved with three distinct building elevations.
These building elevations included variations including architectural trims and finishes,
sectional garage doors, window shutters, variety of siding (i.e. masonry, smooth stucco,
wood), composition shake roofing materials, recessed doors and windows, and other
architectural enhancements so that the builder could provide a wide variety of designs to
prospective buyers and add to the character of the development.
One of the unique aspects of this project was a “three-story” building elevation (Plan A). The
three-story elevation included a 2-bedroom floor plan and provided a variety of building
heights throughout the project. The maximum building height for Plan A as approved was
38-feet in height. Plan B and Plan C were two-story elevations with various options for
façade configurations.
Approved 2005 Master Plan of Development Elevations
Plan B Plan A Plan A Plan C
2012 Proposed Elevation Revisions
The applicant is proposing to amend the Master Plan of Development by redesigning
building elevations. These elevations comprise of traditional elements from various
architectural influences including rural farmhouse, cottage and craftsman styles. Consistent
with the previously existing Master Plan of Development, each elevation contains “options”
to provide distinctly different residential home from adjacent units. This type of mix provides
additional character to the proposed neighborhood development. Staff is recommending
that additional landscaping be utilized for the units when facing a public street to soften the
appearance of a “blank” façade. (Condition 25). Table 1 provides a summary of the
proposed design changes for each elevation.
Proposed Floor Plan Revisions
The Master Plan of Development for Oakhaven Village contained a mix of two (2) and three
(3) bedroom residences. Plan “C” was the only elevation associated with three (3)
bedrooms. The applicant is proposing to revise the floor plans in order to respond the
existing demand in the current residential market, as well as the elevation changes. Table 2
provides a breakdown of proposed floor plan revisions to match the proposed elevation
changes.
Elevation
Name
Proposed Modifications Elevation View
Plan A Re-designed from a three-story elevation
into a two-story elevation.
Three (3) distinct façade variations.
Architectural features include smooth
stucco finishes, stone veneers, and
wood siding Additional changes to the
elevations include recessed windows,
window trims, and varying front entry’s
and rear patio/backyard entries.
Garage doors proposed to be varied as
a part of the façade variations.
Plan “A” End Units feature additional
landscaping by utilizing a trellis feature.
Plan B Modifications include use of wood siding
in two options and one additional façade.
Eliminate the use of River Rock Base as
a part of the base of the front entry
columns and in building pop outs.
Staff recommends river rock base
remain as a façade option (condition 9).
Plan C Largest unit.
Modifications include use of wood siding
in two options and one additional façade.
Eliminate the use of Red Brick Base as a
part of the base of the front entry
columns and in building pop outs.
Plan D Modified “Plan B” Elevation.
2-story, 3 bedroom with 1 bonus room
house.
Side garage added to allow for driveway
parking
Table 1 – Proposed Elevation Revisions Summary
Floor Plan Proposed Modifications Proposed Floor Plans
Plan A The total unit size has been increased from
1,260 square feet (sf) to 1, 388 sf
The garage has been moved to the side of the
1st floor.
A half bathroom has been provided on the 1st
floor similar to the previous plan.
The second floor contains two bedrooms with
a bonus room/den
The 2nd floor contains a washer/dryer space,
consistent with PD-26 requirements.
Plan B Total unit size proposed is 1,825 sf
The proposed floor plan “B” includes
reconfiguration of the laundry room and
bathroom on the 1st floor.
Three bedrooms on the 2nd floor along
A deck is also proposed as outdoor space not
previously provided.
Plan C Total unit size proposed is 1,828 sf, and
increase from approved floor plans by over
300 sf
The proposed floor plan “” includes
reconfiguration of the laundry room and
bathroom on the 1st floor.
Laundry room moved to 1st floor.
Outdoor deck provided on 2nd Floor.
Plan D Largest unit in the proposed unit at 2,079 sf.
3 bedrooms and 2 bathrooms located on 2nd
floor.
Additional bonus room on 1st floor.
Garage located on the side of the house to
provide additional living space.
Table 2 – Proposed Floor Plan Revisions Summary
Proposed Color Board Revisions
The 2005 approved Master Plan of Development contains a color scheme that included
pops of bright colors such as dark blue, plum, red, yellow and an Irish green mixed with tans
and white. Condition # 11 of the Master Plan of Development left the final approval of the
color scheme to staff. The “pops” of color with the previously approved plan is not consistent
with the City’s Appearance Review Manual.
The applicant is proposing a color scheme consistent with the City’s Appearance Review
Manual. The proposed revision includes eliminating the dark and bright “pops” of colors and
substituting them with more earth tone colors including the use of blue-gray hues, brown,
tan, and reddened earth. These colors are more consistent with colors found in other newer
developments such as Dove Creek, Las Lomas, and Oak Grove.
Preliminary Landscape Plan Revision
The preliminary landscape plan has been revised to reflect the additional lot line
reconfigurations but stays consistent with the previous Master Plan of Development
landscaping plan. The applicant is proposing to retain existing mature native oak trees
and enhance site elements. The revised landscaping plan includes drought tolerant
shrubs and accent plants, with a combination of evergreen and deciduous trees placed
throughout the site. Proposed turf areas shall be minimized consistent with the City’s
water efficient landscaping ordinance (condition 12). The proposed preliminary
landscaping plan maintains a 35-foot minimum building setback along the rear property
line of the site. Installation of evergreen screen trees and shrubs, and an open space
area occupying approximately 40% of the eastern property edge that is consistent with
the project’s certified mitigated negative declaration.
Native Tree Mitigation/Preservation
A tree removal application for four (4) native trees was approved with the original
Master Plan of Development. A condition of approval (condition 21) remains requiring
that the applicant pay mitigation fees into the Tree Replacement Fund or provide
equivalent re-plantings on site, as required by the Atascadero Native Tree Ordinance,
and as shown in the following chart.
2012 Proposed Plan “B”
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 18-inches 1
2 99-inches 2
3 55-inches 3
4 63-inches 4
5 5
6 6
Total 235-inches Total 0-inches 235-inches
Mitigation Requirement
req'd tree replacements:78 five gal trees req'd tree replacements:0 five gal trees 78 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 78 five gal trees Remaining Mitigation 0 five gal trees 78 five gal trees
Tree Fund Payment:3,916.67$ Tree Fund Payment:-$ 3,916.67$
Site Drainage
Consistent with the previous project approval, historic flow will be detained in two
landscaped basins adjacent to El Camino Real. The applicant will be required to submit
grading and drainage plans that meet the satisfaction of the City Engineer as a part of
their Subdivision Improvement Plans.
Inclusionary and Workforce Housing
The Master Plan of Development included provisions for Affordable Housing as a part of
the approval of the Planned Development Overlay, consistent with the City’s Affordable
Housing Policy. Program to include a fixed percentage of units within residential
developments that require a legislative approval to be reserved as deed restricted
affordable units. The proposed project provides a minimum of 12 affordable units.
Consistent with this policy, two (2) units will be deed restricted at the very-low income
rate, five (5) units will be deed restricted at the low-income rate, and five (5) units will be
deed restricted at the moderate-income rate. This condition remains (Condition CUP 14,
15/TTM 11, 12).
The five (5) moderate rate deed restricted homes may fall into the City’s Resale
Restriction Policy adopted by the City Council in 2010. This policy would waive the
requirement to record a deed restriction upon sale to an income qualified buyer when
the sales price is at or below the maximum applicable moderate income sales price.
Tentative Tract Map
A 62-lot Vesting Tentative Tract Map (TTM 2005-0067) was approved as a part of the
project consistent with the proposed Master Plan of Development and proposed PD–26
Overlay Zone. The vesting Tentative Map was originally set to expire on August 9,
2007. The previous owner applied, and was granted a one-year extension on August 8,
2007. The map was set to expire on August 9, 2008. The California State Senate
approved SB 1185 granting an automatic one-year extension to all tentative maps,
giving the map an expiration date of August 9, 2009. Subsequently, the California State
Assembly signed AB 333 and AB 208 providing an additional 48 month (4 year)
extension on all tentative maps that were still active. Based on these time extensions,
the Vesting Tentative Map is set to expire August 9, 2014.
The vesting Tract Map remains conditioned by staff and the City Engineer to meet all
City standards including on- and off-site street improvements. The applicant is required
to record CC&R’s with the map that will include maintenance and access of common
areas (Condition CUP 20/TTM 10).
Conditional Use Permit (Master Plan of Development)
A Master Plan of Development is required for a Planned Development in the form of a
Conditional Use Permit. The proposed Master Plan of Development amendment
modifies development standards related to architectural design, site design, landscape,
signage, and specific development standards required by the Planned Development
Overlay (PD-26). The Planning Commission shall make the following five findings to
amend Master Plan of Development:
1. The proposed project or use is consistent with the General Plan.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
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.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Based on staff’s analysis in the preceding sections and the conditions in the attached
resolution, Staff recommends that all of the required findings for approval of a
Conditional Use Permit can be made.
Environmental Determination
A Mitigated Negative Declaration (MND) was certified as a part of the project approval
in 2005. The environmental analysis identified concerns regarding potential impacts to
aesthetics, land use and planning, noise, biological resources, and traffic. Mitigation
measures pertaining to these resources are included. The proposed revisions are
consistent with the certified MND. The City Council has certified that this project will
have no significant environmental effects. Implementation of the mitigation measures
would ensure that this finding remain valid.
Conclusion
In staff’s opinion, proposed development is consistent with the General Plan and
compatible with the surrounding neighborhood. The project incorporates appearance
review of architectural design, materials, and landscaping, and incorporates
architectural themes into the site and building design, as conditioned. Native trees have
been preserved where feasible and required conditions and mitigation measures have
been appropriately incorporated into the project. As analyzed within the project Initial
Study and Draft Mitigated Negative Declaration, the proposed Master Plan of
Development would have no significant environmental impacts and will not be
detrimental to the general public or working persons health, safety, or welfare. The
Planning Commission has determined that all of the required findings can be made for
project approval.
FISCAL IMPACT:
Based on findings from the Taussig Study, revenue from new residential development
including property tax revenues; vehicle licensing fees, sales taxes, and other revenues
are insufficient to cover the maintenance and emergency services costs of new
development. Based on the revenue projections from the Taussig Study, the City has
developed standard conditions of approval for new development projects that require
the cost of maintenance and emergency services to be funded by the project through a
combination of road assessment districts, landscape and lighting districts and
community facilities districts (Conditions CUP 18 and 19/ TTM 8 and 9).
Consistent with previous project approval, conditions of approval remain to mitigate the
fiscal impacts of the project on the City of Atascadero (Condition 18/Condition 19).
ALTERNATIVES:
1. The Planning Commission may make modifications to the project and/or
conditions of approval.
2. The Commission may determine that more information is needed on some
aspect of the proposed amendments and may refer the item back to the applicant
and staff to develop the additional information. The Commission should clearly
state the type of information that is required and move to continue the item to a
future date.
3. The Commission may deny the project. The Commission must specify the
reasons for denial of the project and make an associated finding with such
action.
ATTACHMENTS:
Attachment 1: Location, General Plan, and Zoning Map
Attachment 2: Tree Protection Plan & Table
Attachment 3: Addendum to Arborist Report
Attachment 4: Applicant’s Development Summary
Attachment 5: Certified Mitigated Negative Declaration and Initial Study
Attachment 6: Draft Resolution 2012-0021
Attachment 1: Location Map, General Plan and Zoning
Morro Rd.
CP
CR
Project Site
RMF-20
Existing General Plan Designation: HDR
Existing Zoning District: RMF-20 / PD-16
Attachment 2: Tree Protection Plan & Table
Attachment 3: Addendum to Arborist Report
Attachment 3: Addendum to Arborist Report
Attachment 4: Applicant’s Development Statement
Attachment 5: Certified Mitigated Negative Declaration and Initial Study
See Following
ZCH 2005-0099.1155 ECR.ISMND.pt.doc Print Date: 12/11/1211:31 AM
6905 EL CAMINO REAL, SUITE 6 ATASCADERO, CALIFORNIA 93422 (805) 461-5000 FAX 461-7612
CITY OF ATASCADERO
PROPOSED MITIGATED
NEGATIVE DECLARATION #2005-0028
6905 El Camino Real, Suite 6 Atascadero, CA 93422 805/461-5000
Applicant: Wehn Group LLC, 934 Sycamore Canyon, Paso Robles, CA 93446 Phone: 805-239-2475
Project Title: Zone Change 2005-0099, CUP 2005-0157, TTM 2005-0067, The Village at Oakhaven
Project
Location:
1155 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-042-018
Project
Description:
The proposed project consists of an application for a Zone Change, Conditional Use Permit, and
Tentative Tract Map for the construction of 62 new single-family attached homes on individual lots
that will be developed under the requirements of a custom Planned Development overlay district
within the RMF-16 Zoning District. Proposed homes range in size from 1100 to 1510 square feet.
The project includes one home per lot each with a one-car garage and one parking space in each
driveway. Four native trees are proposed for removal. The project will take access off of El Camino
Real.
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi-Family-16 (RMF-16)
Findings:
1. The project does not have the potential to degrade the environment.
2. The project will not achieve short-term to the disadvantage of long-term environmental goals.
3. The project does not have impacts which are individually limited, but cumulatively considerable.
4. The project will not cause substantial adverse effects on human beings either directly or indirectly.
5.
Determination:
Based on the above findings, and the information contained in the initial study 2005-0028 (made a part hereof by reference and
on file in the Community Development Department), it has been determined that the above project will not have an adverse
impact on the environment when the following proposed mitigation measures are incorporated into the project (see attachment).
Prepared By: Kelly Gleason, Associate Planner
Date Posted: June 29, 2005
Public Review Ends: July 19, 2005
Attachments: - Location / Zoning Map
- Aerial Photo
- Site Plan/Master Plan of Development
- Floor Plan A
- Floor Plan A Sections and Elevations
- Floor Plan B
- Floor Plan B Sections and Elevations
- Floor Plan C
- Floor Plan C Sections and Elevations
- Project sections and entry sketch
- Preliminary Landscape Plan
- Tree Protection Plan
- Vesting Tentative Tract Map
- Grading, Drainage and Utility Plan (2 sheets)
- Initial Study 2005-0028
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
ENVIRONMENTAL CHECKLIST FORM
Environmental Review 2005-0028
Applicant: Wehn Group LLC, 934 Sycamore Canyon, Paso Robles, CA 93446 Phone: 805-239-2475
Project Title: Zone Change 2005-0099, CUP 2005-0157, TTM 2005-0067, The Village at Oakhaven
Project
Location:
1155 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-042-018
Project
Description:
The proposed project consists of an application for a Zone Change, Conditional Use Permit, and
Tentative Tract Map for the construction of 62 new single-family attached homes on individual lots
that will be developed under the requirements of a custom Planned Development overlay district
within the RMF-16 Zoning District. Proposed homes range in size from 1100 to 1510 square feet.
The project includes one home per lot each with a one-car garage and one parking space in each
driveway. Four native trees are proposed for removal. The project will take access off of El Camino
Real.
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi-Family-16 (RMF-16)
Lead Agency Name
and Address:
City of Atascadero
6905 El Camino Real, Suite 6, Atascadero, CA 93422
Contact Person and
Phone Number:
Kelly Gleason, Associate Planner
City of Atascadero
6905 El Camino Real, Suite 6
Atascadero, CA 93422
General Plan
Designation:
High Density Residential (HDR)
Zoning: Residential Multifamily-16 (RMF-16)
Surrounding Land
Uses and Setting:
North: RMF-16
South: RMF-16
West: Highway 101
East: RS
Other public
agencies whose
approval is required
(e.g., permits, financing
approval, or participation
agreement)
None
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 1
Location / Zoning Map
1155 El Camino Real
Atascadero, CA
Proposed
Project Site RMF-16
RS
CPK
RS
RS
RSF-X/PD-17
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 2
Aerial Photo
Proposed
Project Site
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 3
Site Plan/Master Plan of Development
Attachment 4
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Floor Plan A
Attachment 5
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Floor Plan A sections and elevations
Attachment 6
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Floor Plan B
Attachment 7
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Floor Plan B sections and elevations
Attachment 8
Floor Plan C
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 9
Floor Plan C sections and elevations
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 10
Project Site Sections and Entry
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 11
Preliminary Landscape Plan
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 12
Tree Protection Plan
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 13
Vesting Tentative Tract Map
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 14a
Grading, Drainage & Utility Plan
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Attachment 14b
Grading, Drainage & Utility Plan
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Exhibit A
Mitigation Monitoring Program
1155 El Camino Real
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
Timing
GP: Grading Permit
BP: Building Permit
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 1.c.1: The project shall maintain a minimum 35-foot setback
from the eastern property line. A mi9nimum 10-foot wide landscape buffer shall
be installed by the developer prior to final and a deed restriction shall be
recorded against parcel 24, 25, and 26 requiring continued maintenance of the
landscape buffer. The buffer area shall include evergreen screen trees such as
live oaks and/or cedars.
BP PS 1.c.1
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site
glare. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole height shall not
exceed 14-feet in height, limit intensity to 2.0 foot candles at ingress /egress,
and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas.
Fixtures shall be shield cut-off type.
BP PS 1.d.1
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all
applicable District regulations pertaining to the control of fugitive dust (PM-10)
as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Asbestos has been identified by the state Air Resources Board as a
toxic air contaminant. Serpentine and ultramafic rocks are very common
in the state and may contain naturally occurring asbestos. Under the
State Air Resources Board 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 naturally
occurring asbestos is present within the area that will be disturbed. If
Naturally Occurring Asbestos (NOA) is found at the site the applicant
must comply with all requirements outlined in the Asbestos ATCM for
Construction, Grading, Quarrying, and Surface Mining Operations. . If
NOA is not present, an exemption request must be filed with the District.
If NOA is found at the site the applicant must comply with all
requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety Program for approval by the APCD. Should Naturally
Occurring Asbestos be identified within the area of construction, and the
worked area will be less than or equal to one acre, then the dust control
measures identified below are required. If the disturbed area is greater
than one acre, additional requirements may include but are not limited to
1) an Asbestos Dust Mitigation Plan which must be approved by the
District before construction begins, and 2) an Asbestos Health and
Safety Program will also be required for some projects.
Dust Control Measures for Construction and Grading Operation Projects
One Acre or Less: No person shall engage in any construction or
grading operation on property where the area to be disturbed is one
(1.0) acre or less unless all of the following dust mitigation measures are
initiated at the start and maintained throughout the duration of the
BP BS 3.b.1
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Exhibit A
Mitigation Monitoring Program
1155 El Camino Real
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
Timing
GP: Grading Permit
BP: Building Permit
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
construction or grading activity:
(A) Construction vehicle speed at the work site must be limited to
fifteen(15) miles per hour or less;
(B) Prior to any ground disturbance, sufficient water must be applied
to the area to be disturbed to prevent visible emissions from
crossing the property line;
(C) Areas to be graded or excavated must be kept adequately wetted
to prevent visible emissions from crossing the property line;
(D) Storage piles must be kept adequately wetted, treated with a
chemical dust suppressant, or covered when material is not being
added to or removed from the pile;
(E) Equipment must be washed down before moving from the property
onto a paved public road; and
(F) Visible track-out on the paved public road must be cleaned using
wet sweeping or a HEPA filter equipped vacuum device within
twenty-four (24) hours
Mitigation Measure 3.b.1: Naturally Occurring Asbestos (NOA) has been
identified by the state Air Resources Board as a toxic air contaminant.
Serpentine and ultramafic rocks are very common in the state and may contain
naturally occurring asbestos. Under the State Air Resources Board 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
naturally occurring asbestos is present within the area that will be disturbed. If
naturally occurring asbestos is found at the site the applicant must comply with
all requirements outlined in the Asbestos ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations. These requirements may include
but are not limited to 1) an Asbestos Dust Mitigation Plan which must be
approved by the District before construction begins, and 2) an Asbestos Health
and Safety Program will also be required for some projects.
BP PS 3.b.1
Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection
fencing around the dripline, or as recommended by the project arborist, of each
existing on-site or off-site native tree.
BP PS 4.e.1
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Exhibit A
Mitigation Monitoring Program
1155 El Camino Real
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
Timing
GP: Grading Permit
BP: Building Permit
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.2: Grading and excavation and grading work shall be
consistent with the City of Atascadero Tree Ordinance. Special precautions
when working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
5. 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.
6. Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal.
GP PS 4.e.2
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Exhibit A
Mitigation Monitoring Program
1155 El Camino Real
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
Timing
GP: Grading Permit
BP: Building Permit
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: The developer shall contract with a certified arborist
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment into
the tree’s root zone area.
(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, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree
protection plan was implemented, the trees designated for protection
were protected during construction, and the construction-related tree
protection measures are no longer required for tree protection.
GP PS 4.e.3
Mitigation Measure 5.b.1: Should any cultural resources be unearthed during
site development work, the provisions of CEQA -Section 15064.5, will be
followed to reduce impacts to a non-significant level.
GP, BP PS, BS
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Exhibit A
Mitigation Monitoring Program
1155 El Camino Real
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
Timing
GP: Grading Permit
BP: Building Permit
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 6.b: The grading permit application plans shall include
erosion control measures to prevent soil, dirt, and debris from entering the
storm drain system during and after construction. A separate plan shall be
submitted for this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application. (See section 8 of the is
document).
GP CE 6.b
Mitigation Measure 6.c.d: A soils report shall be required to be submitted with
a future building permit by the building department. The building plans will be
required to follow the recommendations of the soils report to assure safety for
residents and buildings.
GP BS 6.c.d
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted 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 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.
BP CE 8.e.f
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.
BP BS,PS,CE 8.ef.2
Mitigation Measure 11.d: All construction activities shall comply with the City of
Atascadero Noise Ordinance for hours of operation.
Ongoing BS/PS 11.d
Mitigation Measure 15.a.b.1: Full frontage improvements shall be required
along El Camino Real. Internal project circulation shall be designed to enhance
flow and minimize traffic conflicts by implementing traffic calming measures and
utilizing one-way streets as appropriate and as approved by the Community
Development Director.
BP BS, PS 15.a.b.1
Mitigation Measure 15.c.1: The Contractor shall maintain one lane for traffic at
all times. Traffic control shall be in accordance with the current Caltrans
manual for traffic control and work area traffic control handbook. No street or
lane closures shall be permitted unless previously arranged for and granted by
the City Engineering Department.
Ongoing BS, PS 15.c.1
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Agriculture Resources Air Quality
Biological Resources
Cultural Resources Geology /Soils
Hazards & Hazardous
Materials
Hydrology / Water
Quality
Land Use / Planning
Mineral Resources
Noise Population / Housing
Public Services
Recreation Transportation/Traffic
Utilities / Service Systems
Mandatory Findings of Significance
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant effect” or “potentially significant
unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, there
WILL NOT be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards
and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the proposed project.
Kelly Gleason
Associate Planner
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a Lead Agency cites following each question. A "No Impact" answer is adequately
supported if the referenced information sources show that the impact simply does not apply to projects like the
one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained
where it is based on project-specific factors as well as general standards (e.g. the project will not expose
sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as
well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures
has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The Lead
Agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than
significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses
are discussed in Section XVII at the end of the checklist.
6) Lead Agencies are encouraged to incorporate into the checklist references information sources for potential
impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document
should, where appropriate, include a reference to the page or pages where the statement is substantiated. A
source list should be attached. Other sources used or individuals contacted should be cited in the discussion.
CITY OF ATASCADERO
INITIAL STUDY
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Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
1. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare that
would adversely affect day or nighttime views in the area?
SOURCES: Project Description; Tentative Tract Map, Grading Plan, EDA Design Professionals; Floor Plans &
Elevations, Preliminary Landscape Plan, R2L Architects.
DISCUSSION: The project site is not located within a scenic vista. The site is within the City’s multiple-family
residential zoning district, bounded by El Camino Real and Highway 101 on the West Side. Project conditions will
require any lighting at the site to be designed to eliminate off site glare. The proposed landscape plan and
architectural features for the project will produce no negative impact. The applicant has proposed to retain 11 mature
native oak trees located along the central street and within common and private open space areas.
The surrounding neighborhood is developed with mobile home parks to the north and south of the project and single-
family residences to the east of the proposed project. The proposed architectural style, colors, and materials have
been selected to be compatible with the surrounding residential environment. The east portion of the project has been
designed to minimize the number of units bordering the adjacent single-family residential uses. In addition, a
landscape buffer is proposed along the eastern project edge to mitigate any adverse aesthetic impacts to the adjacent
single-family residential uses. The following mitigation measures are included to ensure neighborhood compatibility.
Mitigation Measure 1.c.1: The project shall maintain a minimum 35-foot setback from the eastern property line. A
mi9nimum 10-foot wide landscape buffer shall be installed by the developer prior to final and a deed restriction shall be
recorded against parcel 24, 25, and 26 requiring continued maintenance of the landscape buffer. The buffer area shall
include evergreen screen trees such as live oaks and/or cedars.
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize
full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not
exceed 14-feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6 foot candle minimum
to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type.
2. AGRICULTURAL RESOURCES: In determining whether
impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
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INITIAL STUDY
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Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use?
SOURCES: Land Use Element EIR.
DISCUSSION
2a. The property is not shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency as prime farmland.
2b. The property is not under a Williamson Act contract.
2c. The project will not result in the conversion of farmland to non-agricultural uses.
3. AIR QUALITY -- The significance criteria established by
the Air Quality Control District in its CEQA Guidelines may
be relied upon to make the following determinations. Would
the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions that exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
SOURCES: Air Pollution Control District (APCD) CEQA Air Quality Handbook, Project Description; Tentative Tract
Map/Site Plan/Grading Plan, EDA Design Professionals
DISCUSSION:
3.a.c. This project will not affect or produce any significant air pollutants after completion of construction. Construction
activities, including site grading may produce small quantities of air pollution, including dust and equipment exhaust.
Any air quality impacts will be temporary and short term.
3.b. Construction activities, including site grading may produce small quantities of air pollution, including dust and
equipment exhaust. Any air quality impacts will be temporary and short term.
3.d.e. The construction of residential buildings and the associated on-site and public improvements will not
concentrate pollutants or create objectionable odors.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining
to the control of fugitive dust (PM-10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook.
Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and
ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State
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Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
Air Resources Board 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 naturally occurring asbestos is present within the area that will be
disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all
requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining
Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the
site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by
the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked
area will be less than or equal to one acre, then the dust control measures identified below are required. If the
disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an
Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an
Asbestos Health and Safety Program will also be required for some projects.
Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall
engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or
less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the
duration of the construction or grading activity:
(A) Construction vehicle speed at the work site must be limited to fifteen
(15) miles per hour or less;
(B) Prior to any ground disturbance, sufficient water must be applied to
the area to be disturbed to prevent visible emissions from crossing the
property line;
(C) Areas to be graded or excavated must be kept adequately wetted to
prevent visible emissions from crossing the property line;
(D) Storage piles must be kept adequately wetted, treated with a chemical
dust suppressant, or covered when material is not being added to or removed
from the pile;
(E) Equipment must be washed down before moving from the property onto a
paved public road; and
(F) Visible track-out on the paved public road must be cleaned using wet
sweeping or a HEPA filter equipped vacuum device within twenty-four (24)
hours.
Mitigation Measure 3.b.1: Naturally Occurring Asbestos (NOA) has been identified by the state Air Resources Board
as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally
occurring asbestos. Under the State Air Resources Board 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 naturally occurring asbestos is present within the
area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all
requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations.
These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by
the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some
projects.
4. BIOLOGICAL RESOURCES -- Would the project:
a) Have a substantial adverse effect, either directly or
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Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, or regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
SOURCES: Project Description; Project Plans; Land Use Element EIR.
DISCUSSION:
4.a. No sensitive species exists on or near the site.
4.b. No sensitive riparian habitat or sensitive natural communities exist on or near the site.
4.c. There are no wetlands on the project site.
4.d. The Land Use Element EIR concludes that development within the city limits will not have a significant impact on
wildlife or wildlife corridors.
4e.f. The project proposes removal of four native protected trees, and will impact additional protected native trees
through the construction process. Therefore, the following mitigation measures shall be in effect:
Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection fencing around the dripline, or as
recommended by the project arborist, of each existing on-site or off-site native tree.
Mitigation Measure 4.e.2: Grading and excavation and grading work shall be consistent with the City of Atascadero
Tree Ordinance. Special precautions when working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being
done.
4. Vehicles and stockpiled material shall be stored outside the dripline of all trees.
5. 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.
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Initial Study 2004-0050
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Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved
tree seal.
Mitigation Measure 4.e.3: The developer shall contract with a certified arborist during all phases of project
implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction
through project completion, as follows:
(a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each
construction phase through final inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering /planning staff, grading equipment operators,
project superintendent to review the project conditions and requirements prior to any grubbing or earth work for
any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection
during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree’s root zone
area.
(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, outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site
arborist.
(d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist
certifying that the tree protection plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures are no longer required for tree
protection.
5. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource as defined in '15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to '15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
SOURCES: Project Description-Photos; Land Use Element EIR.
DISCUSSION:
5.a.b.c. No historical, archeological, or paleontological resources exist on the project site.
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1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
5.d. No known human remains have been found or documented in the vicinity of the project.
Mitigation Measure 5.b.1: Should any cultural resources be unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level.
6. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based
on other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater?
SOURCES: Project Description-Photos; Land Use Element EIR, Project Description-Photos; Tentative Tract
Map/Grading Plan /Site Plan.
DISCUSSION:
6.a. The San Andreas Fault, located approximately 26 miles northeast of the site, dominates both the structure and
seismicity of this region. Other faults reflecting a closer source also have a significant potential to generate
earthquakes and strong ground shaking at the project site. These faults include: (1) the offshore group, including the
Hosgri and Santa Lucia Bank (Purisma and Lompoc) faults; (2) the Los Osos and San Luis Range faults. In addition,
the Rinconada and Oceanic faults may be active or potentially active and pose a significant potential to generate
earthquakes. The proposed buildings will be required to comply with all building standards related to seismic design.
6.b. Construction activities on the site will be required to comply with sedimentation and erosion control measures
prescribed by the city engineer.
6.c.d. The property contains no unusual geological formations. Based on the borings conducted by GSI Soils Inc.,
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Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
clays and shallow bedrock materials underlie the site. This information indicated that the potential for liquefaction is
negligible.
6.e. Project will not require septic.
Mitigation Measure 6.b: The grading permit application plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted
for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit
application. (See section 8 of the is document).
Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future building permit by the building
department. The building plans will be required to follow the recommendations of the soils report to assure safety for
residents and buildings.
7. HAZARDS AND HAZARDOUS MATERIALS -- Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal
of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e) For a project located within an airport land use plan area
or, where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
result in a safety hazard for people living or working in the
project area?
f) For a project within the vicinity of a private airstrip, would
the project result in a safety hazard for people living or
working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
SOURCES: Project description, General Plan Land Use Element.
DISCUSSION
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Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
7a.b.c. The project is not anticipated to generate or involve use of significant amounts of hazardous materials. There
are no known hazardous materials on the site or nearby.
7.d. The property is not a listed hazardous material site.
7e.f. The property is not near an airport.
7g.h. The site is within the Fire Department’s five-minutes or less response area. During permit review, the Fire
Marshall will determine appropriate fire hydrant location.
8. HYDROLOGY AND WATER QUALITY -- Would the
project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
previously-existing nearby wells would drop to a level that
would not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in substantial
erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner that would result in flooding on-
or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures that
would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
SOURCES: Project description, Flood Insurance Rate Map 060700 0001 B (1/20/82); Preliminary Grading and
Drainage Plan, EDA design professionals.
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Potentially
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Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
DISCUSSION:
8a. The construction will not violate water quality standards.
8b. The project will not deplete ground water supplies. Water will be provided by Atascadero Mutual Water Company.
8c.d.e.f. The project will not alter any drainage course. Construction activities are subject to review for compliance
with City drainage and grading regulations. Drainage will not be permitted to create or intensify any hazards for
persons or property in the vicinity. Drainage retention is proposed on the southeast corner of the landscape area. In
addition, pervious pavers are incorporated into the project driveway.
8.g.h.i. Future residential uses will be outside of the 100-year flood hazard area.
8.i.j. The project area is not subject to innundation by a tsunami.
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted
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 City Engineer. The
Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted
on site that effectively prohibit the entry of pollutants into storm water runoff.
Mitigation Measure 8.e.f.2: The developer is responsible for 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.
9. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
SOURCES: Land Use Element, Circulation Element, project description, Land Use Element EIR; Project Plans.
DISCUSSION:
9.a. The project will not physically divide an established community. A multi-family residential development along El
Camino Real is consistent and compatible with the surrounding residential land use designation. However, there will be
a zone change that would establish a planned development overlay on the project site to allow each unit to be located
on a separate lot.
9.b. The General Plan and Zoning Ordinance identifies the project site, along with adjacent properties to the north and
south, as Residential Multifamily Residential with an allowed density of up to 16 dwelling units per acre. Properties to
the east are designated as Residential Suburban. Highway 101 is located to the west of the project site. The General
Plan designated all multi-family parcels the are greater than 2 acres, have less than 10% slope and are located off of
an arterial as a prime multi-family site. The project site qualifies as a prime multi-family site based on the listed General
Plan qualifiers. The project sites RMF-16 zoning and proposed multi-family development is consistent with the General
Plan.
As proposed, the zoning ordinance allows the establishment of a Planned Development Overlay zoning district to allow
for smaller lot sizes in exchange for a benefit derived from the proposed development. With consideration to the
requirements of a custom Planned Development Overlay, the project proposes 62 attached homes with 4 defined
common open spaces areas of varying size located throughout the project site. The project has been designed to
retain 11 native oak trees on site. Each unit has been designed with a minimum of 276 square-feet of private yard
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Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
space. The project includes a minimum 42-foot wide landscape basin area between the residential units and the El
Camino Real frontage.
Approval of a Planned Development Zone Change requires a Master Plan of Development, which incorporates site
development standards and appearance review including architecture and landscaping. Per the zoning ordinance, the
Master Plan of Development will be processed as a Conditional Use Permit and as proposed, the project design is
consistent with the Zoning Ordinance, appearance review manual, and General Plan.
9.c. The project is consistent with the open space and conservation policies identified in the General Plan.
10. MINERAL RESOURCES -- Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
SOURCES: Project Description.
DISCUSSION:
10.a.b. No mining is proposed as a part of this project. No known mineral resources have been identified in the area.
11. NOISE -- Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
ground-borne vibration or ground-borne noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would
the project expose people living or working in the project
area to excessive noise levels?
SOURCES: Project description, Noise Element, Noise Ordinance, Acoustical Design Manual.
DISCUSSION:
CITY OF ATASCADERO
INITIAL STUDY
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Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
11a.b.c.d. Construction is expected to involve some heavy machinery and use of impact tools that make noise. Noise
levels on the site are thus expected to be raised temporarily. The future residential use is not expected to generate
unacceptable levels of noise to future adjacent residential uses.
11.e.f. The project is not located within an airport land use plan or private airstrip.
Mitigation Measure 11.d: All construction activities shall comply with the City of Atascadero Noise Ordinance for hours
of operation.
12. POPULATION AND HOUSING -- Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
SOURCES: Project description, General Plan Land Use Element.
DISCUSSION:
12.a. The programmed density in the General Plan for the project site allows for the construction of 62 residential
units. The project site is located along El Camino Real, which is defined as an arterial street in the Circulation Element
of the General Plan. Adjacent properties are developed with multi-family uses including mobile-home parks directly to
the north and south of the project site. The project will be required to provide full-frontage improvements along El
Camino Real. The General Plan anticipates growth in this area of the city.
12.b.c. One existing residence will be demolished to allow construction of the proposed 62 new residences.
13. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
Schools?
Parks?
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 Page 35 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
Other public facilities?
SOURCES: Project description, Land Use Element EIR.
DISCUSSION:
Development Impact Fees: Development Impact Fees will be required of any new project for which a building permit is
issued. The concept of the impact fee program is to fund and sustain improvements which are needed as a result of
new development as stated in the General Plan and other policy documents within the fee program. Development
Impact Fees fall into the following categories: Drainage Fees (including the Amapoa Tecorida Drainage Area Fee);
Streets, Road, Bridge Fees; Sewer Fees; Public Safety Fees; and Park Fees, Miscellaneous Fees. In addition, school
fees are collected by the Atascadero Unified School District. The amount of impact fees to be paid will be determined
at the time of issuance of building permit.
Fire and Police: Impact fees are charged for new development, to help pay the cost of providing new facilities to serve
the expanding city. The Fire Department of the City of Atascadero has indicated that it will be able to adequately
service the proposed project. The applicant shall comply with all requirements of the Fire Department. The City of
Atascadero Police Department has also indicated that the proposed project poses no problems to the police to
adequately service it.
Schools: At buildout, the city’s population will overburden the existing school system unless additional classroom
space is added. The Atascadero Unified School District charges impact fees to fund additional schools as needed.
State law restricts mitigation of school impacts to the levying of these fees and other measures adopted by the
school district. Provision of adequate facilities for the population is the responsibility of the school district. Fees will be
required through construction permits for the residence.
Parks: New residences will increase demand on parks and recreation facilities. The city’s Parks & Recreation
Commission is committed to finding ways to continue to provide parks and other recreational opportunities to city
residents as the city expands, thereby addressing cumulative impacts. No new residences are proposed.
Other public facilities: The construction of the project is not expected to have significant impacts on any other public
facilities.
As the proposed project is a request for a Zone Change to establish a Planned Development Overlay Zone on the
project parcel, the City Council has implemented a cost recovery policy to cover additional costs to the City related to
increases in residential development. All projects requiring City Council approval are conditioned to join the Community
Facilities District established by the City to cover any increases in cost to essential City Services.
14. RECREATION --
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities that
might have an adverse physical effect on the environment?
SOURCES: Project description, Parks and Recreation Element.
DISCUSSION:
14.a. Residents are expected to use existing parks and recreational facilities, but the numbers are not expected to
result in substantial physical deterioration of any facilities. The project does provide a neighborhood park and three
additional open space areas.
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 Page 36 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
14.b. The project does not involve construction of public recreational facilities.
15. TRANSPORTATION/TRAFFIC -- Would the project:
a) Cause an increase in traffic that is substantial in relation to
the existing traffic load and capacity of the street system
(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
SOURCES: Land Use Element, Circulation Element; Project Plans, Accord Engineering.
DISCUSSION:
15.a.b. The Circulation Element (CE) anticipates an increase in development in this area. The CE incorporates
mitigation for effects from increased traffic. The City Engineer has reviewed the plans and has determined that the
project will not decrease the current level of services anticipated by the General Plan with the construction of the 62
new residences and with the construction of full frontage improvements.
15.c. No changes will occur to the air traffic patterns.
15.d. The proposed driveway will remain in approximately the same location as it is currently. The City Engineer and
the applicant have reviewed the site distance from the proposed project ingress and egress point and have determined
that the project has adequate site distance onto El Camino Real.
15.e. The project will have adequate emergency access from El Camino Real.
15.f. Adequate parking will be provided on-site for the future residential uses.
15.g. The project is consistent with the area circulation and per the General Plan. The applicant shall provide
standard street frontage improvements along the property frontage per City standards and the approval of the City
Engineer. Public Improvement plans are required to detail the construction.
Mitigation Measure 15.a.b.1: Full frontage improvements shall be required along El Camino Real. Internal project
circulation shall be designed to enhance flow and minimize traffic conflicts by implementing traffic calming measures
and utilizing one-way streets as appropriate and as approved by the Community Development Director.
Mitigation Measure 15.c.1: The Contractor shall maintain one lane for traffic at all times. Traffic control shall be in
accordance with the current Caltrans manual for traffic control and work area traffic control handbook. No street or
lane closures shall be permitted unless previously arranged for and granted by the City Engineering Department.
CITY OF ATASCADERO
INITIAL STUDY
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Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
16. UTILITIES AND SERVICE SYSTEMS --Would the
project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are new
or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider that serves or may serve the project that it has
adequate capacity to serve the project’s projected demand in
addition to the provider’s existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
SOURCES: Project description, Land Use Element (LUE) EIR; Project Plans, Accord Engineering.
DISCUSSION:
Water: The Atascadero Mutual Water Company (AMWC) will provide water. All property within the city limits is entitled
to water from the AMWC. The project is not expected to require significant quantities of water for the proposed uses.
Water is pumped from two portions of the largest underground basin in the county, the Paso Robles Formation, using a
series of shallow and deep wells. The water company anticipates that it will be able to meet the city’s needs through
buildout and beyond:
Water demand at buildout under the LUE is estimated at about 8,500 acre-feet per year (AFY). The total available
groundwater supply greatly exceeds demand, according to the findings of the Long-Term Viability of Water study.
However, the water company does not currently have the deep wells needed to tap into the total amount needed at
buildout. The water company is currently developing plans for installing wells where they will be most effective and will
not conflict with water rights of others. According to the Water Company, development of additional wells is expected to
keep pace with construction in the city, so that water supply will not be interrupted.
Sewer: Sewer discharge will be handled by a City sewer connection.
Storm Water. On-site storm water drainage has been designed to flow follow existing drainage pattern. On-site
pervious driveway pavers and storm water retention is proposed.
CITY OF ATASCADERO
INITIAL STUDY
12/11/12 Page 38 ZCH 2005-0099.1155 ECR.ISMND.pt.doc
Initial Study 2004-0050
ZCH 2005-0099, CUP 2005-0157, TTM 2005-0067
1155 El Camino Real
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
17. MANDATORY FINDINGS OF SIGNIFICANCE --
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history
or prehistory?
b) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects that will
cause substantial adverse effects on human beings, either
directly or indirectly?
DISCUSSION: The proposed project includes 62 new attached units consistent with the requirements for the
establishment of a custom Planned Development Overlay. In addition, the project is consistent with the City’s
General land use and housing element policies related to housing and infill development. The proposed project has
been analyzed as required by CEQA. Project-related impacts have been identified and mitigation measures have
been included within the proposal to reduce the effect of the proposed project as described herein.
SOURCES:
General Plan Land Use Element, City of Atascadero, 2002
Zoning Ordinance, part of Municipal Code, City of Atascadero, as amended through 1999.
Land Use Element Environmental Impact Report, Crawford, Multari, & Clark, adopted 2002
CEQA Handbook, Air Quality Control District, August 1995
General Plan Safety Element, City of Atascadero, 2002
General Plan Circulation Element, 2002
General Plan Noise Element, adopted 2002
Acoustical Design Manual, Brown-Buntin Associates, 1991
Noise Ordinance, City of Atascadero, 1992
Guide for Developers, Atascadero Fire Department, 1998 draft
Flood Insurance Rate Map, community-panel number 060700 0003 B, Federal Emergency Management Agency,
January 20, 1982
Trip Generation, Institute of Traffic Engineers
PROJECT-SPECIFIC SOURCES:
Project description includes the following:
Grading, Drainage, & Utility Plan, EDA Design Professionals
Project Plans, R2L Architects
Preliminary Landscape Plan, Stacie Gleim, ASLA
Attachment 6: Draft Resolution B
Draft Resolution 2012-0021
DRAFT RESOLUTION PC 2012-0021
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
AN AMENDMENT TO CONDITIONAL USE PERMIT 2005-0157
(MASTER PLAN OF DEVELOPMENT)
AT 1155 El Camino Real
(Oakhaven Village, LLC)
WHEREAS, an application has been received from Oakhaven Village, LLC (3610
Ocean Terrance, Marina, CA 93933) Owner and Applicant, to consider a project consisting of an
Amendment to the Master Plan of Development (CUP 2005-0157) for a 62-unit Planned
Development at 1155 El Camino Real (APN 049-042-018); and,
WHEREAS, the site’s current General Plan Designation is High Density Residential
(HDR); and,
WHEREAS, the site’s current zoning district is Residential Multi-Family-20 with
Planned Development 26 overlay (RMF-20 / PD 26); and,
WHEREAS, the PD-26 requires the adoption of a Master Plan of Development,
approved in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original Master Plan of Development (CUP
2005-0157) for the site in 2005; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 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, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject 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,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on December 18, 2012, studied and considered the Master Plan of
Development Amendment (Amendment to CUP 2005-0157), after first studying and considering
Certified Mitigated Negative Declaration for the project (on file at City Hall), 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) including provisions of the PD-26 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element; 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 in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
SECTION 2. Approval. The Atascadero Planning Commission, in a regular session assembled
on December 18, 2012, resolved to approve an Amendment to Conditional use Permit 2005-
0157, A Master Plan of Development for Planned Development 26, subject to the following:
EXHIBIT A: Conditions of approval / Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development (2012 Amendment)
EXHIBIT C: Floor Plan A (2012 Amendment)
EXHIBIT D: Floor Plan A Sections and Elevations (2012 Amendment)
EXHIBIT E: Floor Plan B (2012 Amendment)
EXHIBIT F: Floor Plan B Sections and Elevations (2012 Amendment)
EXHIBIT G: Floor Plan C(2012 Amendment)
EXHIBIT H: Floor Plan C Sections and Elevations (2012 Amendment)
EXHIBIT I: Floor Plan D (2012 Amendment)
EXHIBIT J: Floor Plan D Section and Elevations (2012 Amendment)
EXHIBIT L: Project Site Sections and Entry (2012 Amendment)
EXHIBIT M: Preliminary Landscape Plan (2012 Amendment)
EXHIBIT N: Tree Protection Plan
EXHIBIT O: Grading, Drainage and Utility Plan (2 sheets)
EXHIBIT P: Approved Street Sections
EXHIBIT Q: Proposed Circulation Layout
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
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
Planned Development_26 /CUP 2005-0157/ZCH 2005-0101/TTM 2005-0067
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Planning Services
1. The approval of this zone change and use permit shall become final and
effective 30-days following City Council approval.
FM PS
2. The approval of this use permit shall become final and effective for the
purposes of issuing building permits thirty (30) days following the City Council
approval of ZCH 2005-0099 and ZCH 2005-0101 upon second reading,
unless prior to that time, an appeal to the decision is filed as set forth in
Section 9-1.111(b) of the Zoning Ordinance.
FM 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.
Any other changes to the Master Plan of Development shall be subject to City
Council approval. Any associated Tentative Maps unless shall be subject to
Planning Commission approval.
BP / FM PS, CE
4. Approval of this Conditional Use Permit shall be valid for twelve (12) months
twenty-four (24) months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the project has
received a building permit.
BP / FM PS
5. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or action
brought to challenge an approval by the city, or any of its entities, concerning
the subdivision
Ongoing PS
6. All subsequent Tentative Map, Subdivision Improvement Plans and
construction permits shall be consistent with the Master Plan of Development
contained herein, as amended.
BP / FM PS, CE
7. All exterior elevations, finish materials and colors shall be consistent with the
Master Plan of Development as shown in EXHIBIT B, D, F and H, J, and M
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.
BP PS
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Stucco siding shall be smooth troweled or light sand finish.
Roofs shall be architectural grade dimensional shingles.
8. All site development shall comply with the standards of the Planned
Development 26 Overlay District.
BP PS, BS
9. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT B and L.M, O, P and Q,
with the following modifications:
Where feasible and as approved by the fire department, looped streets or
portions thereof shall be designed as on-way streets. Street sections
and widths shall be consistent with Exhibits P and Q. One-Way
looped streets may be utilized as approved by the Fire Department
and where designed in Exhibit Q.
Should the width of pavement decrease around the proposed
neighborhood park, sidewalks shall be provided around the open space
area.
The applicant shall work with staff to maximize pedestrian connections
throughout the project with additional sidewalks where feasible, the
inclusion of speed tables, and crosswalks.
The use of river-rock base or other similar material may be utilized
on Plan B.
Project amenities such as signage, mailboxes, and other decorative
features shall be approved by Staff and/or the Design Review
Committee as directed by the Planning Director.
BP/FM PS, BS, CE
10. All project fencing shall be installed consistent with EXHIBIT B, I and J subject
to the following modifications:
Fencing material and treatment shall comply with the PD26 standards.
Final fence location shall be subject to staff approval with a detail
drawing to be included as a part of the Subdivision Improvement
Plan.
GP/BP
PS
11. Final Selection of colors and materials shall be subject to staff approval and
consistent with the master plan of development Exhibits, D, F, H and J.
Any deviations from these colors and materials shall be subject to Staff
and/or DRC approval as determined by the Planning Director.
GP/BP
PS
12. A final landscape and irrigation plan shall be approved prior to the issuance of
building permits as a part of the Subdivision Improvement Plan and
included as part of site improvements plan consistent with EXHIBIT JX, and
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
as follows:
All exterior meters, air conditioning units and mechanical equipment
shall 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
individual lot building permits and/or subdivision improvement
plan.
Final tree list shall be submitted with building permits subdivision
improvement plan, subject to staff approval.
Street and open space trees shall be minimum 15-gallon size and
double staked.
Front yard areas shall be landscaped with drought tolerant species and
be consistent with the City’s Water efficient landscape ordinance.
All landscaping will be subject to staff approval.
Outdoor furniture shall be included in common open space areas
and shown on the subdivision improvement plans and shall be
maintained by the homeowners association, subject to staff approval.
Oak trees shall be incorporated in to the detention basin landscaping.
13. The developer and/or subsequent owner shall assume responsibility for the
continued maintenance of all landscape and common areas, consistent with
EXHIBIT J.
14. Affordable Housing Requirement: The applicant shall deed restrict a minimum
of 12 residential units for 30 years, prior to or concurrently with the final map.
The income restrictions shall be as follows:
2 very-low income units
5 low-income units
5 moderate income units
All units shall be distributed throughout the project, subject to staff approval.
GP/BP
PS, CA
15. Workforce Housing: Prior to recordation of final map, the applicant shall enter
into a legal agreement with the City to reserve ½ of the units for sale to
residents or workers within the City of Atascadero, including the affordable
units. The agreement shall include the following provisions:
The units shall be offered for sale to residents or workers within the
City of Atascadero for a minimum of 60-days. During this time period
offers may only be accepted from Atascadero residents or workers;
The applicant shall provide reasonable proof to the City that at least
BP
PS, CA
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
one of the qualified buyers is a resident or worker within the City
Limits of Atascadero;
The Atascadero resident or worker restriction shall apply to the initial
sale only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement.
16. A Tree Protection Plan shall be submitted with subsequent building permits for
encroachment within the drip line of native trees located on the subject parcel
and any adjacent properties. The applicant will contract with a certified arborist
to monitor all activity within the drip lines of existing native oak trees.
GP/BP PS
17. An address marker to include address for all units shall be located at the
public street access point. The address marker shall be compatible with the
project architecture.
GP/BP PS
18. The emergency services and facility maintenance costs listed below shall
be 100% funded by the project in perpetuity. The service and maintenance
costs shall be funded through a community facilities district established by
the City at the developer's cost. The funding mechanism must be in place
prior to or concurrently with acceptance of the final maps. The funding
mechanism shall be approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any final map. The
administration of the above mentioned funds shall be by the City.
Developer agrees to participate in the community facilities district and to
take all steps reasonably required by the City with regard to the
establishment of the district and assessment of the property.
All Atascadero Police Department service costs to the project.
All Atascadero Fire Department service costs to the project.
Off-site common City of Atascadero park facilities maintenance service
costs related to the project.
BP PS
19. All tract maintenance costs listed below shall be 100% funded by the project in
perpetuity. The service and maintenance cost shall be funded through a
Home Owners Association established by the developer subject to City
approval. The Home Owners Association must be in place prior to, or
concurrently with acceptance of any final maps. The Home Owners
Association shall be approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any Final Map. The
administration of the above mentioned funds, and the coordination and
performance of maintenance activities, shall be the responsibility of the Home
Owners Association.
a) All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer mains
BP PS
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
within the project.
b) All parks, trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
e) All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
f) All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
g) All frontage landscaping and sidewalks along arterial streets
20. Prior to final map recordation, the applicant shall submit CC&Rs for review
and approval by the Community Development Department. The CC&R’s shall
record with the Final Map and shall include the following:
a) Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping in perpetuity.
b) A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
c) Residents shall keep all trash receptacles within the unit’s
designated trash storage area.
d) Garages shall be maintained and used for vehicle parking.
e) No boats, RV’s or other type of recreation vehicle may occupy a
guest or resident parking space, including within an individual
garage.
f) 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.
g) No parking shall be allowed on a driveway that is less 18-feet in
length.
BP PS, BS
21. Approval of this permit shall include the removal of 4 Native Trees, totaling 76
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. Any additional removals shall be subject to Planning Commission
BP PS, BS
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
approval.
22. The applicant shall work with staff to enhance the architecture of the rear
elevations for the units facing El Camino Real
23. Driveway lengths for residential units shall be a minimum of 18-feet in
length to meet on-site parking requirements. Driveways than cannot
meet this standard shall be no longer than 10-feet in length to prevent
driveway parking and additional parking shall be found on-site.
BP PS, BS
24. A minimum of Eight (8) common area parking spots shall utilize porous
paving, grasscrete or other pervious surface that are adjacent to the
dripline of a native tree as approved by the City Engineer to
accommodate parking as shown in Exhibit Q. Additional shared parking
may utilize pervious surfaces to reduce stormwater runoff as approved
by Planning Staff and City Engineer.
BP PS, BS
25. Additional landscaping be utilized for the units when facing a public
street to soften the appearance of a “blank” façade. This landscaping
shall be approved by Staff as a part of the Subdivision Improvement
Plan.
BP PS, BS
26. Final Map shall be consistent with the lot line layout and common open
spaces areas as amended by the Master Plan of Development.
FM PS, BS
27. Entry Feature and signage shall be consistent with materials and colors
as approved within the master plan of development. Entry feature shall
be approved by Staff and will require a building permit.
BP PS, BS
28. A deed notification shall be recorded as a part of the issuance of
building permits notifying Lots 24,25 and 26 that adjacent single family
residential has, by right, the ability to keep and raise farm animals,
consistent with the City’s Municipal Code. Language shall be submitted
for this deed notification and shall be approved by staff prior to
recordation.
BP PS
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Drainage:
29. Obtain approval by the City Engineer of the grading & drainage plan and the
storm drain design & facilities.
BP, GP CE
30. 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
BP, GP CE
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
overflow.
31. Provide for the detention of the 50 year developed storm runoff, while
metering out the 2 year undeveloped storm runoff. Metered runoff must follow
existing drainage patterns.
BP, GP CE
32. Show the method of dispersal at all pipe outlets. Include specifications for size
& type. Drainage calculations must show where water flows offsite, and
analyze downstream facilities to ensure adequate capacity.
BP, GP CE
33. Acquire drainage easements where needed. Drainage shall cross lot lines
only where a drainage easement has been provided.
BP, GP CE
34. Concentrated drainage from off-site areas shall be conveyed across the
project site in drainage easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a drainage easement has
been provided. If drainage easement can not be obtained the storm water
release must follow the exact historic path, rate and velocity as prior to the
subdivision.
BP, GP CE
Public Improvements and Maintenance:
35. The applicant shall work with the City Engineer to verify adequate sight
distance at the project entry/exit.
36. The applicant must provide for the repair and maintenance of on-site shared
improvements. This includes roads, sidewalks, street trees, streetlights,
private sewer system, drainage facilities, recreation areas and common
landscaping. The two methods that may be used are:
a. Homeowners Association. This private organization would be responsible
for the maintenance, repair and replacement of the facilities.
b. Assessment District and Landscape and Lighting District. Funds for the
maintenance, repair and replacement of the facilities would be collected on
the property tax bill and distributed to the City.
The final form shall be acceptable to the City Engineer and City Attorney
shall approve the final form prior to map recordation.
FM CE
37. 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.
BP, GP CE
38. The grade lines and location of for all public improvements shown on the
tentative map may be subject to change or adjustment by the City Engineer
BP, GP CE
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
39. Construction plans shall include plan and profile of sanitary sewer, storm drain
lines, and waterlines.
BP, GP CE
40. Full frontage improvements are required with this development. These include
curb, gutter, sidewalk and street pave out. Public Improvement plans shall be
submitted detailing the design. Final alignment and configuration of El
Camino Real shall be determined by the City Engineer. This may require
reconfiguration of roadway to allow for parking, bicycle lanes, and / or turn
lanes.
BP, GP CE
41. All handicap ramps shall be constructed to current accessibility/ADA
requirements. , including the use of truncated domes.
BP, GP CE
42. 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. The owner shall develop a Stormwater
Pollution Prevention Plan and comply with the latest Statewide
Construction Stormwater Permit. A SWPPP shall be provided to the City
prior to building permit issuance.
BP, GP CE
SANITARY SEWER CONDITIONS
43. The Public Works Department shall approve all wastewater facilities facility
prior to construction. This includes pumps, gravity and force mains,
cleanouts, manholes and connections.
BP, GP CE
44. Applicant shall pay all applicable sewer extension (annexation) fees upon
issuance of building permits. Sewer Connection and Reimbursement fees
shall be payable upon actual connection of the building sewer to the public
sewer system.
BP, GP CE
45. Gravity mains and other sewer facilities within the subdivision shall be
privately owned and maintained.
BP, GP CE
46. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE
47. Gravity mains onsite shall end in a manhole. BP, GP CE
STANDARD CONDITIONS
48. 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.
BP, GP CE
49. 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
FM CE
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Improvement Agreement with the City Council.
50. 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 CE
51. The Subdivision Improvement Agreement shall record concurrently with the
Final Map.
FM CE
52. The applicant shall be responsible for the relocation and/or alteration of
existing utilities.
BP, GP CE
53. The applicant shall install all new utilities (water, gas, electric, cable TV and
telephone) underground. Utilities shall be extended to the property line
frontage of each lot or its public utility easement.
BP, GP CE
54. The applicant shall monument all property corners as required by the
Subdivision Map Act and for construction control. and Property Corners
shall promptly replace them if disturbed.
FM CE
55. 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 CE
56. Slope easements shall be provided as needed to accommodate cut of fill
slopes.
FM CE
57. Drainage easements shall be provided as needed to accommodate both
public and private drainage facilities.
FM CE
58. The final map shall be signed by the City Engineer prior to the map being
placed on the agenda for City Council acceptance.
FM CE
59. Prior to recording the tract 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 CE
60. Prior to recording the tract map, the applicant shall set monuments at all new
property corners. A registered civil engineer or licensed land surveyor shall
indicate by certificate on the parcel map, that corners have been set or shall
be set by a date specific and that they will be sufficient to enable the survey to
be retraced.
FM CE
61. Prior to recording the map, the applicant shall complete all improvements
required by these conditions of approval or provide adequate bonds per the
requirements of the Atascadero Municipal Code and Subdivision Map
FM CE
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Act.
62. Prior to recording the tract map, the applicant shall have the map reviewed by
all applicable public and private utility companies (cable, telephone, gas,
electric, Atascadero Mutual Water Company). The applicant shall obtain a
letter from each utility company indicating their review of the map. The letter
shall identify any new easements that may be required by the utility company.
A copy of the letter shall be submitted to the City. New easements shall be
shown on the map.
FM CE
63. Upon recording the final map, the applicant shall provide the City with a black
line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. PDF
format electronic copy on CD ROM or DVD ROM.
FM CE
64. Prior to the final inspection of any public improvements, 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.
FM CE
65. Prior to the final inspection, the applicant shall submit a written certification
from a registered civil engineer or land surveyor that all survey monuments
have been set as shown on the final map.
BP, GP CE
66. An encroachment permit shall be obtained prior to any work within City rights
of way.
BP, GP CE
67. Prior to the issuance of building permits the applicant shall submit a grading
and drainage plan prepared by a registered civil engineer for review and
approval by the City Engineer.
BP, GP CE
Atascadero Mutual Water Company
68. 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.
69. Before the start of construction on the water system improvements, the
applicant shall pay all installation and connection fees required by AMWC.
Subject to the approval of AMWC, the applicant may enter in to a “deferred
connection” agreement.
70. Before issuance of building permits, the applicant shall obtain a “Will
Serve” letter from AMWC for the newly created lots within the subdivision.
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
71. 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.
72. 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 at two points of connection.
73. 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.
74. The applicant shall submit a hydraulic analysis to AWMC for the water
system improvements for the project. The analysis should take into
account the fire flows required by the Uniform Fire Code California
Building Code and/or 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
75. 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.
76. The applicant shall obtain a separate landscape-irrigation meter from
AMWC for the common areas within the project.
77. Before construction of the water system improvements, AMWC shall
review and approve the landscape plans for the common areas within the
project. The landscape plan submittal shall incorporate the following
Plant list w/ Water Use Classification of Landscape Species
(WUCOLS) rating specified. Preference shall be given to plants with
very low (VL) and low (L) WUCOLS ratings.
Justification for use of plants with WUCOLS rating of M or greater.
Total landscaped area including hardscapes (patios, walks & decks)
and planted areas and excluding sidewalks, driveways, streets or
parking.
The size and shape of turf areas shall promote for efficient irrigation
shall be no less than 8-feet wide. Turf type shall be warm-season
grasses. Turf areas shall be kept to a minimum and shall be limited to
functional areas only. A goal of the landscape design should be a
total turf area of no more than 10% of the total landscaped area
78. Before construction of the water system improvements, AMWC shall
review and approve the irrigation plans for the common areas within the
project. The irrigation plan submittal shall include the following
Landscape irrigation meter location and size.
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Backflow prevention device type, location, and manufacturer
Flow and precipitation rate for each circuit
Irrigation schedules including schedules for establishment
period and post establishment period
Total anticipated water application per circuit per month for
both schedules
Total landscape water application.
Use drip irrigation where ever possible
A check valve shall be installed on the lowest head in each
sprinkler circuit
Atascadero Fire Department
79. Internal project roadway width and turning radius shall comply with City
Ladder Truck turning radius standards. Subdivision Improvement Plans
shall not be issued without department approval of the circulation
system.
GP,BP FD
80. “NO PARKING FIRE LANE” signs or red painted curbing shall be placed
in required locations as determined and approved by the Fire
Department.
BP,FL FD
81. All fire hydrant locations must be approved by the Fire Marshal BP, FL FD
Mitigation Measures
Mitigation Measure 1.c.1: The project shall maintain a minimum 35-foot
setback from the eastern property line. A mi9nimum 10-foot wide landscape
buffer shall be installed by the developer prior to final and a deed restriction
shall be recorded against parcel 24, 25, and 26 requiring continued
maintenance of the landscape buffer. The buffer area shall include evergreen
screen trees such as live oaks and/or cedars.
BP PS 1.c.1
Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site
glare. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole height shall not
exceed 14-feet in height, limit intensity to 2.0 foot candles at ingress /egress,
and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas.
Fixtures shall be shield cut-off type.
BP PS 1.d.1
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all
applicable District regulations pertaining to the control of fugitive dust (PM-10)
as contained in sections 6.3, 6.4 and 6.5 of the April 2003 latest Air Quality
Handbook.
Asbestos has been identified by the state Air Resources Board as a
toxic air contaminant. Serpentine and ultramafic rocks are very common
in the state and may contain naturally occurring asbestos. Under the
State Air Resources Board Air Toxics Control Measure (ATCM) for
BP BS 3.b.1
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
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 naturally
occurring asbestos is present within the area that will be disturbed. If
Naturally Occurring Asbestos (NOA) is found at the site the applicant
must comply with all requirements outlined in the Asbestos ATCM for
Construction, Grading, Quarrying, and Surface Mining Operations. . If
NOA is not present, an exemption request must be filed with the District.
If NOA is found at the site the applicant must comply with all
requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety Program for approval by the APCD. Should Naturally
Occurring Asbestos be identified within the area of construction, and the
worked area will be less than or equal to one acre, then the dust control
measures identified below are required. If the disturbed area is greater
than one acre, additional requirements may include but are not limited to
1) an Asbestos Dust Mitigation Plan which must be approved by the
District before construction begins, and 2) an Asbestos Health and
Safety Program will also be required for some projects.
Dust Control Measures for Construction and Grading Operation Projects
One Acre or Less: No person shall engage in any construction or
grading operation on property where the area to be disturbed is one
(1.0) acre or less unless all of the following dust mitigation measures are
initiated at the start and maintained throughout the duration of the
construction or grading activity:
(A) Construction vehicle speed at the work site must be limited to
fifteen(15) miles per hour or less;
(B) Prior to any ground disturbance, sufficient water must be applied
to the area to be disturbed to prevent visible emissions from
crossing the property line;
(C) Areas to be graded or excavated must be kept adequately wetted
to prevent visible emissions from crossing the property line;
(D) Storage piles must be kept adequately wetted, treated with a
chemical dust suppressant, or covered when material is not being
added to or removed from the pile;
(E) Equipment must be washed down before moving from the
property onto a paved public road; and
(F) Visible track-out on the paved public road must be cleaned using
wet sweeping or a HEPA filter equipped vacuum device within
twenty-four (24) hours
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 3.b.1: Naturally Occurring Asbestos (NOA) has been
identified by the state Air Resources Board as a toxic air contaminant.
Serpentine and ultramafic rocks are very common in the state and may contain
naturally occurring asbestos. Under the State Air Resources Board 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
naturally occurring asbestos is present within the area that will be disturbed. If
naturally occurring asbestos is found at the site the applicant must comply with
all requirements outlined in the Asbestos ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations. These requirements may include
but are not limited to 1) an Asbestos Dust Mitigation Plan which must be
approved by the District before construction begins, and 2) an Asbestos Health
and Safety Program will also be required for some projects.
BP PS 3.b.1
Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection
fencing around the dripline, or as recommended by the project arborist, of each
existing on-site or off-site native tree.
BP PS 4.e.1
Mitigation Measure 4.e.2: Grading and excavation and grading work shall be
consistent with the City of Atascadero Tree Ordinance. Special precautions
when working around native trees include:
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
5. 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.
6. Any roots that are encountered during excavation shall be clean cut
by hand and sealed with an approved tree seal.
GP PS 4.e.2
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 4.e.3: The developer shall contract with a certified arborist
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion, as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed at the line of encroachment into
the tree’s root zone area.
(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 pru ning.
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, outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected area.
Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for pro tection were protected
during construction, and the construction-related tree protection measures
are no longer required for tree protection.
GP PS 4.e.3
Mitigation Measure 5.b.1: Should any cultural resources be unearthed during
site development work, the provisions of CEQA -Section 15064.5, will be
followed to reduce impacts to a non-significant level.
GP, BP PS, BS
Mitigation Measure 6.b: The grading permit application plans shall include
erosion control measures to prevent soil, dirt, and debris from entering the
storm drain system during and after construction. A separate plan shall be
submitted for this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application. (See section 8 of the is
document).
GP CE 6.b
Conditions of Approval /
Mitigation Monitoring Program
The Village at Oakhaven
ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 6.c.d: A soils report shall be required to be submitted with
a future building permit by the building department. The building plans will be
required to follow the recommendations of the soils report to assure safety for
residents and buildings.
GP BS 6.c.d
Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted 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 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.
BP CE 8.e.f
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.
BP BS,PS,CE 8.ef.2
Mitigation Measure 11.d: All construction activities shall comply with the City of
Atascadero Noise Ordinance for hours of operation.
Ongoing BS/PS 11.d
Mitigation Measure 15.a.b.1: Full frontage improvements shall be required
along El Camino Real. Internal project circulation shall be designed to enhance
flow and minimize traffic conflicts by implementing traffic calming measures
and utilizing one-way streets as appropriate and as approved by the
Community Development Director.
BP BS, PS 15.a.b.1
Mitigation Measure 15.c.1: The Contractor shall maintain one lane for traffic at
all times. Traffic control shall be in accordance with the current Caltrans
manual for traffic control and work area traffic control handbook. No street or
lane closures shall be permitted unless previously arranged for and granted by
the City Engineering Department.
Ongoing BS, PS 15.c.1
EXHIBIT B: Master Plan of Development/Site Plan – 2012 Amendment
EXHIBIT B: Master Plan of Development/Site Plan – 2012 Amendment
EXHIBIT C: Floor Plan A – 2012 Amendment
EXHIBIT C: Floor Plan A – 2012 Amendment
EXHIBIT D: Floor Plan A Sections and Elevations – 2012 Amendment
EXHIBIT D: Floor Plan A Sections and Elevations – 2012 Amendment
See File for “Building Elevations”
EXHIBIT E: Floor Plan B – 2012 Amendment
EXHIBIT E: Floor Plan B – 2012 Amendment
EXHIBIT F: Floor Plan B Sections and Elevations – 2012 Amendment
EXHIBIT F: Floor Plan B Sections and Elevations – 2012 Amendment
The use of river rock base is an additional option as
approved by the Planning Commission.
See File for “Building Elevations”
EXHIBIT G: Floor Plan C – 2012 Amendment
EXHIBIT G: Floor Plan C – 2012 Amendment
EXHIBIT H: Floor Plan C Sections and Elevations – 2012 Amendment
EXHIBIT H: Floor Plan C Sections and Elevations – 2012 Amendment
See File for “Building Elevations”
EXHIBIT I: Floor Plan D – 2012 Amendment
EXHIBIT J: Floor Plan D Sections and Elevations – 2012 Amendment
EXHIBIT I L: Project Site Sections and Entry – 2012 Amendment
EXHIBIT I L: Project Site Sections and Entry – 2012 Amendment
Project signage shall
be consistent with
residential materials
and colors
Landscaping to be
consistent with
approved landscaping
plan
EXHIBIT J M: Preliminary Landscape Plan – 2012 Amendment
EXHIBIT J M: Preliminary Landscape Plan – 2012 Amendment
EXHIBIT K N: Tree Protection Plan
EXHIBIT L O: Grading, Drainage and Utility Plan
Grading/Drainage/Utilities Shall be consistent with approved site
plan layout in Exhibit B
EXHIBIT L O: Grading, Drainage and Utility Plan
Grading/Drainage/Utilities Shall be consistent with approved site
plan layout in Exhibit B
EXHIBIT P: Approved Street Sections
EXHIBIT Q: Proposed Circulation Layout
Proposed one-way
street
All streets to be two-way with exception of
noted street
Common area
parking to utilize
permeable surface