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Home My WebLink AboutPC_2011-09-20_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION A GENDA Regular Meeting Tuesday, September 20, 2011— 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Bentz Vice Chairperson Ward Commissioner Colamarino Commissioner Cooper Commissioner Dariz Commissioner Schmidt 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 AUGUST 2, 2011. racebook Facebhttp://www.facebook.com/pages/City-of-Atascadero-Planning/175544509158142 City of Atascadero Planning Commission Agenda COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS DISCLOSURE OF EX PARTE COMMUNICATIONS: Regular Meeting, September 20, 2011 Page 2 of 4 Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 2. PLN 2011-1410, CONDITIONAL USE PERMIT FOR 5318 PALMA AVE. Property St. Luke's Episcopal Church, 5318 Palma Ave., Atascadero, CA 93422 Owner/Applicant: Project Title: PLN 2011-1410/Conditional Use Permit 2011-0255 Project 5318 Palma Ave., Atascadero, CA 93422 Location: APN 029-312-032 (San Luis Obispo County) Project A 108 sf expansion of existing non -conforming church facilities to accommodate ADA Description: restroom with additional fagade improvements including new windows, steeple, and interior remodel. Additional landscaping, hardscaping for gathering area also proposed. Approval of the CUP allows the church to become a conforming use and expansion to occur. Zoning: RMF -10 (Residential Multi -Family) General Plan Designation: MDR (Medium Density Residential) Class 3 Categorical Exemption -New Construction or Conversion of Small Structures not Proposed exceeding 2,500 square feet in floor area. Environmental Determination: ®Find ebb Facebook http://www.facebook.com/pages/City-of-Atascadero-Planning/175544509158142 City of Atascadero Planning Commission Agenda Regular Meeting, September 20, 2011 Page 3 of 4 DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s).) 3. PLN 2099-1079, AMENDMENT TO CONDITIONAL USE PERMIT 2004-0138, 7392-7398 SANTA YSABEL AVE. Property Owner: W2M LLC, 2727 Buena Vista Drive, Paso Robles, CA 93446 Applicant: Estrella Associates, 2727 Buena Vista Drive, Paso Robles, CA 93446 Project Title: PLN 2099-0792, Amendment to CUP 2004-0138 Project 7392-7398 Santa Ysabel Ave., Atascadero, CA 93422 Location: APN 030-123-034, 035, 036, 037 (San Luis Obispo County) Project The project was originally approved in 2005 as a 4 unit Planned Development. The Description: project was conditioned to use decorative pavers on both the shared driveway and the individual driveways. The new project owner is proposing a CUP Amendment in order to use asphalt on the shared driveway and stained concrete on the four individual driveways in front of the garages. A revised landscape plan is also included. Zoning: RMF -20 General Plan Designation: HDR Consistent with Mitigated Negative Declaration 2005-0001, certified by City Council Proposed March 22, 2005. Environmental Determination: COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission is scheduled for October 4, 2011, 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. rind us on Facebook � htt //www.facebook.com/pages/City-of-Atascadero-Planninp/175544509158142 City of Atascadero Planning Commission Agenda Regular Meeting, September 20, 2011 Page 4 of 4 City of Atascadero WELCOME TO THE ATASCA DERO 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 EI Camino Real, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of City Hall, 6907 EI Camino Real, Atascadero, and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400). In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office or the City Clerk's Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC COMMENT", the Chairperson will call for anyone from the audience having business with the Commission to approach the lectern and be recognized. 1. Give your name for the record (not required) 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. This is when items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Public Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Commission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a USB drive or CD 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. ®Find ebb Facebook http://www.facebook.com/pages/City-of-Atascadero-Planning/175544509158142 TO: FROM: SUBJECT: DATE: Planning Commission COPIES (via email): Wade McKinney, Marcia Torgerson, Victoria Randall, Brian Pierik, Department Heads, City Hall Reception, Atascadero Library Annette Manier Administrative Assistant, Community Development Dept. Additional Information Provided to Planning Commission after Agenda Packet Distribution September 19, 2011 Attached is additional information (additional information to Staff Report) that was provided after the Planning Commission Agenda Packets were distributed. This information pertains to: Agenda Item Number: 3 (Re: 7392--7398 Santa Ysabel) Description: Attachment A Additional Information provided by applicant Commission Meeting Date: September 20, 2011 Community Development 6907 Fl Camino Real Atascadero. CA 93422 (805) 461-5035 MEMORANDUM September 15, 2011 TO: Planning Commission FROM: Callie Taylor, Associate Planner RE: ADDITIONAL INFORMATION FROMAPPLICANTRE: SANTA YSABEL Staff has received some additional information from the applicant on the CUP Amendment for the Santa Ysabel Planned Development: 1. Proposed fencing plan provided by applicant is attached. This shows the location and design detail for the proposed change. Most of the fencing has already been installed on site, so a site visit would give the best visual of what type of fencing is proposed by the applicant with the Amendment. A site photo is also attached. 2. The applicant has submitted complete cost estimates for the options of driveway surfacing discussed.. Applicant's summary is attached as well: Proposal Total cost Cost per unit 1 Approved (2005) Eco -perm permeable pavers on all $49,21.6.32 $12,304.08 driveway surfaces 2 Proposed by Asphalt on shared driveway aisle $18,291.69 $ 4,572.92 Applicant Terracotta stained concrete on the 4 individual driveways in front of garages 3 Recommended by Concrete on all driveway surfaces $25,244.09 $ 6,311.02 DRC with decorative banding 4 4th option not Terracotta stained concrete on all $23,003.28 $5,750.82 previously driveway surfaces discussed (No decorative band recommended by DRC) j * Price calculated by staff with $5.16/sq ft cost provided by applicant i- - I , E i JR SANTA YSA@EL OEVELCPNIENT 7192-73W GMTA Y: L . . ............ .... . .. . ....... . ... .... 0 AL i- - I , E i JR SANTA YSA@EL OEVELCPNIENT 7192-73W GMTA Y: L . . ............ .... . .. . ....... . ... .... t.�STP:t:'LW — Creatin T xcepEionaT T xperi.enc< s — Santa Ysabel Driveway Cast Summary Cost per footage I Cost/sq Total i t l Home 2005 Plan All Hardscape Pavers 4,458 $ 11.04 $49,216.32 $12,304.08 DRC Alternative 2011 Concrete A rons &Walks 1,784 $ 5.16 $ 9,200.09 t Concrete Drivewa w/ 2,674 $ 6.00 $16,044.00 Decorative bands Subtotal $25,244.09 $ 6,311.02 Estrella Alternative 2011 Concrete Aprons & Walks 1,784 $ 5.16 $ 9,200.09 s (Terracotta stained) { Asphalt Driveway Aisle 2,674 $ 3.40 $ 9,091.60 Subtotal $18,291.69 $ 4,572.92 I 2727 Buena Vista Drive - Paso Robles, CA 93446 - Tel 805.238.1031 - Fax 805.238.7664 www. EstrellaAssociates.com - Contractor's License #858787 ITEM NUMBER: 1 DATE: 9-20-11 CITY OF A TA SCA DERO PLANNING COMMISSION DRAFT ACTION MINUTES Regular Meeting — Tuesday, August 2, 2011 — 7:00 P.M. City Hall Council Chambers 6907 EI Camino Real, Atascadero, California CALL TO ORDER - 7:00 p.m. Chairperson Bentz called the meeting to order at 7:00 p.m. and Commissioner Wingett led the Pledge of Allegiance. ROLL CALL Present: Commissioners Colamarino, Dariz, Wingett, Vice Chairperson Ward, and Chairperson Bentz Absent: Commissioner Schmidt (excused) Commissioner Cooper (Commissioner Cooper joined the hearing at 7:04 p.m.) Others Present: Recording Secretary Annette Manier Staff Present: Community Development Director Warren Frace and Assistant Planner Alfredo Castillo APPROVAL OF AGENDA MOTION: By Vice Chairperson Ward and seconded by Commissioner Colamarino to approve the agenda. Motion passed 5:0 by a roll -call vote. (Cooper, Schmidt absent) PC Draft Action Minutes of 8/2/11 Page 1 of 5 PUBLIC COMMENT None PLANNING COMMISSION BUSINESS None CONSENT CALENDAR 1. APPROVAL OF ACTION MINUTES OF THE PLANNING COMMISSION MEETING ON JUNE 7, 2011. MOTION: By Commissioner Colamarino and seconded by Vice Chairperson Ward to approve the Consent Calendar. Motion passed 5:0 by a roll -call vote. (Cooper, Schmidt absent) COMMUNITY DEVELOPMENT STAFF REPORTS None (Commissioner Cooper joined the hearing at 7:04 p.m.) PUBLIC HEARINGS 2. PLN 2009-1323, CONDITIONAL USE PERMIT FOR 5185 VENADO AVE. Property Owner: Randall Kenney, 5185 Venado Ave., Atascadero, CA 93422 Applicant: Travis Kenney, 5185 Venado Ave., Atascadero, CA 93422 Project Title: PLN 2009-1323 / CUP 2009-0240 Project 5185 Venado Ave., Atascadero, CA 93422 Location: San Luis Obispo County (APN 030-251-005) Project The proposed project consists of an application to allow a 4,575 square foot (sf) Description: oversized accessory structure in the Residential Single -Family (RSF-Z) zone. General Plan Designation: SFR -Z Zoning District: RSF-Z No environmental determination has been made on this application at this time. Since Proposed staff is recommending denial, the application is exempt from the CEQA process. Should Environmental the Planning Commission recommend approval of the project, staff would need to make Determination: an environmental determination to move forward. Staff is recommending denial of the Conditional Use Permit. Staff Recommendation: PC Draft Action Minutes of 8/2/11 Page 2 of 5 DISCLOSURE OF EX PARTE COMMUNICATIONS: • Commissioner Dariz — no ex parte. • Commissioner Wingett — had email communication and a phone call with Travis Kenney. • Chairperson Bentz — visited the property and talked with Travis Kenney. • Vice Chairperson Ward — visited the property, chatted with neighbors and he invited them to the meeting tonight. He also visited with Travis Kenney and told Mr. Kenney that the Planning Commission was very property -owner friendly and that he would have a fair hearing. He explained the hearing process. • Commissioner Colamarino - received an email which was addressed to all members of the Planning Commission from Randall Kenney which was sent on July 22, 2011. Commissioner Colamarino sent a written reply dated July 28, 2011, stating he would be uncomfortable meeting in advance with Mr. Kenney, and is submitting the correspondence as part of the record. (Exhibit A) He drove by the property today and viewed the premises from the road. • Commissioner Cooper — no ex parte. • Chairperson Bentz — mentioned for the record, that each Commission member received a letter from "Concerned Neighbors of 5185 Venado," which will become part of the record of this meeting (Exhibit B). Assistant Planner Castillo gave the staff report and explained the history of the structure, code enforcement, litigation, and explained staff's findings for recommendation of denial of the Conditional Use Permit. Mr. Castillo also explained alternatives to the Commission. Mr. Castillo and Director Frace answered questions from the Commission. PUBLIC COMMENT The following people spoke during public comment: Travis Kenney (applicant) who handed out some drawings for the Commission (Exhibit C), Olan Kaigel, Central Coast Building Plans (draftsperson for Mr. Kenney), Kent Kenney who turned in a letter (Exhibit D), Glenn Allen, Richard Snouffer, Richard Smith, James Worthley, Whit Curtis, Ann Colby, Jim Malone, Dan Beck, Eric Winslow, Gloria Smith, Marilyn Tonneson, Travis Kenney (again) and Neil Burke. Travis Kenney addressed some concerns to the neighbors. Chairperson Bentz closed the Public Comment period. Mr. Castillo and Director Frace answered additional questions from the Commission. PC Draft Action Minutes of 8/2/11 Page 3 of 5 Chairperson Bentz asked the Commission to consider giving staff until September 1, 2011, to go back and work with the property owners and present a solution at the next meeting. If that solution is not acceptable, then the Commission would take immediate action. Commissioner Colamarino stated he was in disagreement and believed the Commission should go with staff's recommendation, but take out "without prejudice" from the resolution, and deny the CUP "with prejudice." Vice Chairperson Ward said he was in disagreement with the "with prejudice" wording and he said he would make a motion. Chairperson Bentz asked the Commission to consider the 30 -days as stated in the staff report. There was additional discussion. Director Frace answered additional questions from the Commission. MOTION: By Vice Chairperson Ward and seconded by Commissioner Colamarino to approve PC Resolution 2011-0015, a Resolution of the Planning Commission denying without prejudice, PLN 2009-1323, a Conditional Use Permit request to allow a 4,575 sf oversized accessory structure on APN 030-251-005, at 5185 Venado Ave. Motion passed 6:0 by a roll -call vote. (Schmidt absent) COMMISSIONER COMMENTS AND REPORTS • Commissioner Cooper stated that some DRC members and members of the Commission had a tour of Eagle Ranch, and it was enjoyable. DIRECTORS REPORT • Director Frace stated Planning Commission meetings will no longer be live - broadcast by AGP Video due to Council's budget direction, with the exception of large hearing items, such as the Walmart Specific Plan. • Director Frace gave an update on the Walmart project. • The next Planning Commission meeting is scheduled for August 16, 2011, but currently there are no items scheduled. • At Vice Chairperson Ward's request, Director Frace commented on the closing of Shockley's Restaurant, and the 2nd phase of Colony Square. ADJOURNMENT - 8:45 p.m. The next regular meeting of the Planning Commission is scheduled for August 16, 2011, at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero. PC Draft Action Minutes of 8/2/11 Page 4 of 5 MINUTES PREPARD BY: Annette Manier, Recording Secretary The following exhibits are available in the Community Development Department: Exhibit A — Len Colamarino email correspondence Exhibit B — Concerned Neighbors of 5185 Venado Ave. Letter Exhibit C — Handouts from Travis Kenney Exhibit D — Letter from Kent Kenney \\cityhall\cdvlpmnt\— pc minutes\pc minutes 11\pc draft actn minutes 8 2 11.am.docx PC Draft Action Minutes of 8/2/11 Page 5 of 5 ITEM NUMBER: 2 DATE: 9-20-11 Atascadero Planning Commission Staff Report - Community Development Department Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org PLN 2011-1410 Minor Conditional Use Permit 2011-0255 Religious Facility Expansion in a Residential Zone 5318 Palma Avenue (St. Luke's Episcopal Church) SUBJECT: The proposed project consists of an application for a Minor Conditional Use Permit to expand existing church facilities in a mulit-family residential zone. The proposed expansion includes facilities for an ADA compliant bathroom, hardscaping improvements and landscaping improvements. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution PC 2011-0016 approving Minor Conditional Use Permit 2010-0255 based on findings and subject to Conditions of Approval. Situation and Facts 1. Applicant: Mike Ferree, 5318 Palma Avenue, Atascadero, CA 93422 2. Owner: St. Luke's Episcopal Church of Atascadero, 5318 Palma Avenue, Atascadero, CA 93422 3. Project Address: 5318 Palma Avenue, Atascadero, CA 93422 APN 029-312-032 4. General Plan Designation: Medium Density Residential (MDR) 5. Zoning District: Residential Multi -Family (RMF -10) 6. Site Area: 7. Existing Use: 8. Environmental Status DISCUSSION: Background 0.72 acres Existing Church Section 15303 Categorical Exemption: New Construction of limited small new facilities. St. Luke's Episcopal Church has been at its current location since 1958. The use of the church has been a "non -conforming" use since the City's incorporation and adoption of the 1983 Zoning Ordinance, which superseded the County's Zoning Ordinance. Church or religious uses required a Conditional Use Permit (CUP) in residential zones. Because of the church's non -conforming use status, construction of new facilities has not occurred. The church attempted to expand in February 1988. The application consisted of a proposed 2 room utility building for meetings, Sunday school and other church activities. At that time, staff reviewed the Church's proposal and determined that the application could not be approved due in part because the Church is located on a residential street. The Atascadero Municipal Code requires that churches be located on arterial or collector streets. City Staff could not make the required findings at the time to allow the CUP application to proceed. The City refunded the application fee. Over the years, the Church has been allowed to perform remodels and conversions. Most notably, the City approved the conversion of an existing garage to an office use in 1988. Other improvements on-site that have occurred include parking lot resurfacing and repaving, kitchen remodel, and relocation of gas meters and lines. All these improvements have occurred with the proper permits approved by the City. Earlier this year, the Church approached the City in regards to expansion of the church facility and remodeling it. The expansion would include an ADA accessible bathroom, an addition to the existing facility, and a proposed new gathering spot in the front of the church. Staff reviewed the initial application and determined that the Church could move forward with the expansion of the facility with approval of a CUP and recommendation of approval from the Design Review Committee (DRC). The previous CUP application was denied due to the Church's inability to meet the standard criteria established for a church or religious facility, however the City's non- conforming use codes have changed since 1988, allowing the Church to expand through the CUP process. Surrounding Land Use and Setting: North: Residential Multi -Family (RMF -10) South: Commercial -Retail (CR) East: Residential Multi -Family (RMF -10) West: Residential Multi -Family (RMF -10) Aerial Photo yl��L • L e a' :''. a� F1 The proposed project consists to expand the existing church facilities to accommodate a 108 square foot ADA restroom with additional fagade improvements including new windows, steeple, and interior remodel. Additionally, the Church is proposing expansion of the existing office at a later date. Additional landscaping and hardscaping is also proposed for a new gathering area and entrance way. The Atascadero Municipal Code Section 9-6.121 provides standards for churches and related activities. Religious meeting facilities are subject to the following conditions: 9-6.121 Churches and related activities. (a) Location. Church facilities shall be located on a collector or arterial. (b) Limitation on Use. When located in an RS, RSF or LSF Zone, related activities may be limited to a Sunday school, an accessory residence, and small meeting rooms. Schools, gyms and facilities other than the sanctuary designed for large gatherings may be prohibited. (Ord. 552 § 2,2010; Ord. 169 § 2 (part), Exh. C, 1988: Ord. 68 § 9-6.121, 1983) Because Palma Avenue is not a collector or arterial, the existing church facility fails to meet this criteria, however the Planning Commission may, by Conditional Use Permit, allow a lot occupied by a non -conforming use to be further developed by the addition of conforming uses and structures. 9-7.106 Nonconforming uses of land. Any nonconforming use of land (Section 9-7.102(b)) may be continued as follows: (a) Expansion. The use may not be enlarged, increased, or extended to occupy a greater area of land than that occupied on the effective date of this title, except for a detached single-family residence as provided in subsection (c) of this section. The Planning Commission may, by conditional use permit, allow a lot occupied by a nonconforming use to be further developed by the addition of conforming uses and structures. Staff, working with the Church, determined that all structures proposed would be conforming uses, as well as proposed moving the existing storage structures to the proper setback. Based on section 9-7.106, Staff could move this project forward through the entitlement process. Existing Site Conditions The site is less than an acre in size. It consists of the existing Church facility, a cottage, and the office. There is an existing large turf area utilized by the church that contains a play structure. Landscaping in the front of the church includes large mature trees, shrubs, and turf area. The site also includes 30 on-site parking spaces and existing on- site storage sheds. Proposed Architectural and Site Plan Changes The applicant is proposing various modifications to the existing site with the proposed interior remodel. This includes an addition to the Church that will include the following: • ADA compliant bathroom; • proposed new roof; • new entryway/gathering hardscape area; • new breezeway connecting the new entryway/gathering to the existing church; • new monument signage; • proposed expansion of the existing church office. The proposed interior remodel would include the addition of an ADA compliant bathroom for use of congregation members, new windows, flooring, lighting and other interior improvements that Church members find necessary to extend the life of the existing building as well as provide a much needed facelift since the last remodel that was completed over 30 years ago. Additionally, the applicant is proposing a new hardscaping/landscaping area in the existing front entry that would include the replacement of turf areas with permeable roman pavers, additional outdoor seating areas through the use of concrete walls and benches, and creating ADA accessible paths from the existing parking lot. As a part of the new landscaping and hardscaping, the applicant is proposing a new monument sign to replace the existing wooden monument sign in front of the church. View of Existing Landscaping alongside proposed changes A new breezeway/covered walkway is also proposed to connect the new hardscaping and gathering area to the existing church facility. This breezeway would be covered to allow for small gatherings during inclement weather and provide additional ADA accessibility from the parking lot. View of Existing Side Fagade and Proposed Breezeway Finally, the church is proposing an expansion to the existing office. No architectural details are included at this point, however, staff will review the building details at the time of building permit submittal. Throughout the process, the Church has been very cordial with its neighbors in regards to the expansion and remodel proposal. The applicant and the Church held an open house for its surrounding neighbors on Saturday July 16, 2011. At this open house, the Church presented its plans and answered questions to neighbors. Nine residents attended this meeting and feedback was generally positive and in support of the plan. Findings for a Conditional Use Permit The Planning Commission must make the following five findings in order to approve a CUP for the medical office use within the commercial tourist zone. If the Commission chooses to deny the project, site specific findings for denial must be sited. 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, it appears that all of the required findings for approval of a Conditional Use Permit can be made. DESIGN REVIEW COMMITTEE RECOMMENDATION The Design Review Committee (DRC) met on March 3, 2011 to discuss the project. The Design Review Committee and made the following recommendations: • Roof colors to be non -reflective earthtones • Building colors to be neutral/earthtones • Staff to review colors prior to PC meeting and forward to DRC. The DRC was in full support of this project. As a project condition, the building colors will be forwarded to the DRC at the time of building permit submittal to review and approve the final colors which are based on the type of roofing material that is chosen. ENVIRONMENTAL DETERMINATION The project qualifies for a Categorical Exemption under CEQA Section 15303:New Construction or conversion of Small Structures. CONCLUSION: The applicant is proposing an expansion of a non -conforming use through approval of a CUP. Based AMC Section 9-7.106. The church is a conditionally allowed use in the RMF zone. All structures on the premise have been permitted through various permits throughout the years. These additional structures will require building permits and meet the planning standards. Based on the above analysis and incorporated conditions, staff believes that the findings for approval of a CUP can be made. ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project 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 Map, General Plan, and Zoning Attachment 2: Aerial Photo Attachment 3: Proposed Site Plans Attachment 4: Proposed Landscaping Plan Attachment 5: Proposed Elevations Attachment 6: Proposed Color Board Attachment 7: Categorical Exemption Attachment 8: Draft Resolution PC 2011-0016 Attachment 1: Location Map, General Plan and Zoning 52� 5280 bob ie 5360 Ilk m Attachment 2: Aerial Photo �r _46 ' Slte Palma_ 1,04, 100 � Attachment 3: Proposed Site Plan DING ST. LUKE'S L� � I I PARAGON EPISCOPAL CHURCH 5319 PW—Avenue A[necnePerv, CA 93422 AK—ECT Attachment 4: Proposed Landscaping Plans �4RAf�N■ �- 5T. LUKE' I 1EPISCOPAL CHURCH oes d ®ur�ow�AL-d,A934 Alaec'edeln� CA ��22 THOAV+S G. PAAJAeO �H � HITECT ', 4 i ATTACHMENT 5: Proposed Elevations M sowNWEsT ELEVATION Pimw r. RW_ ❑ aarww. nrrwu - w �. K _�•• IiDR111lASl'!llVATIOX�+,.Lna.M�±' _ A. NORTHWEST ELEVATION P� MO IOM udgw ATTACHMENT 6: Proposed Color Board ST. LUKE'S ST, LUKE'S ROOF COVERING A-h".W,eI Claes'A' so- phbh ehie0le roof 'Ptot n—' PraWaba,W Shrike sones by Csna,nTbed Bony ratan 'Platinum` 407.29 M Pra4 & Lamben TRIM COLOR -Berea 0332 by Pratt & Lamb— ACCENT COLOR 'Al -a Tam' 0724 by Pratt & Lemben CONCRETE PAVERS 'Santletane' Slate Top Permeable Roman Pavers By AIRVOL 0 V rr � COLO SCHEME 11 METAL ROOF 'Cysrees. GreeW 12' w etbndma seam metal rabfing by ASC BODY COLOR 'Crvap Cna—nt" 050-23 by Pratt & Lembert TRIM COLOR 'Bane WhRa' r1 03$ by Pratt & Lambert ACCENTCOLOR 'Bae c Brown -10- 1 10-1 S by Press s Lemban CONCRETE PAVERS 'Bmvm/Chergaal Bland' Sla Saw Tap Pe—eeble Ran am 9-- by AIRVOL Black u, Q Q CI. COLOR SCHEME B ATTACHMENT 7: CEQA Exemption File CITY OF ATASCADERO NOTICE OF EXEMPTION 6907 El Camino Real Atascadero, CA 93422 805.461.5000 FROM: Alfredo R. Castillo, AICP Assistant Planner City of Atascadero 6907 El Camino Real Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code. Project Title: PLN 2011-1410 /Conditional Use Permit 2010-0255 Project Location: 5318 Palma Avenue, Atascadero, CA 93422, San Luis Obispo County Project Description: Conditional Use Permit to allow expansion of a non -conforming use to provide an ADA accessible bathroom, office expansion, exterior remodel, new breezeway, and landscaping/hardscaping. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency CgMing Out Project: Mike Ferree (applicant) Exempt Status: ❑ Ministerial (Sec. 15073) ❑ Emergency Project (Sec. 1507 (b) and (c)) ❑ Declared Emergency (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 15061.c) ® Categorically Exempt (Sec. 1530 1) Reasons why project is exempt: Class 3 of the California Environmental Quality Act (CEQA) (Section 15303, new construction or conversion of small structures) exempts new construction of conversion of small structures not exceeding 2,500 square feet in floor area. Contact Person: Alfredo R. Castillo, AICP (805) 461-5000 ext. 3436 Date: September 9, 2011 "� 6 - Alfredo R. Castillo, AICP Assistant Planner ATTACHMENT 8: Draft Resolution PC 2011-0016 DRAFT RESOLUTION PC 2011-0016 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING PLN 2011-1410/MINOR CONDITIONAL USE PERMIT 2011-0255 TO ALLOW RELIGIOUS FACILITY WITHIN THE MULTI -FAMILY RESIDENTIAL ZONE AT APN 029-312-032 (5318 Palma Avenue / Ferree / St. Luke's Episcopal Church) WHEREAS, an application has been received from Applicant, Mike Ferree, (5318 Palma Avenue, Atascadero, CA 93422) and Property Owner, St. Luke's Episcopal Church of Atascadero (5318 Palma Avenue, Atascadero, CA 93422) to consider a project consisting of a Minor Conditional Use Permit to establish a religious facility (CUP 2011-0255); and, and, WHEREAS, the site's General Plan Designation is Medium Density Residential (MDR); WHEREAS, the site's Zoning is Multi -Family Residential (RMF -10); and, WHEREAS, a Minor Conditional Use Permit is required to establish a religious facility use within the Multi -Family Residential zone; and, WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA section 15303: Existing Facilities, and: minor modifications; 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 Minor Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on September 20, 2011, studied and considered the Minor Conditional Use Permit 2011-0255, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been found Categorically Exempt under Class 3, Section 15303 and Existing Facilities, and minor modifications of the California Environmental Quality Act. SECTION 2. Findings for approval of Minor Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on September 20, 2011 resolved to approve the Minor Conditional Use Permit 2011-0255 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan EXHIBIT C: Landscaping Plan EXHIBIT D: Elevations EXHIBIT E: Color Board 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 David Bentz Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval (PLN 2011-1410/CUP 2011-0255) Conditions of Approval /Mitigation Monitoring Program Timing Responsibility PLN -2011-141 0 /Monitoring PS: Planning Services 5 318 PALMA BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Planning Department Standard Conditions 1. This Conditional Use Permit shall be for 5318 Palma Avenue Ongoing PS described on the attached exhibits and located on parcel 029- 312-032 regardless of owner. 2. The approval of this use permit shall become final and effective Ongoing PS for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the BP PS, CE authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twenty- BP PS 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. 5. The applicant shall defend, indemnify, and hold harmless the Ongoing 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 master plan of development. 6. Prior to the issuance of a building permit, color board shall be BP PS approved by the DRC. 7. Applicant shall utilize either a metal roof or asphalt shingle roof. BP PS If a metal roof is utilized, colon(s) shall consist of non -reflective earthtone like colors. 8. Landscape design shall utilize plant selection consistent with BP PS approved conceptual landscaping plan. 9. Hardscaping shall include porous pavers or a similar paving BP PS system that reduced the amount of impervious surface. Conditions of Approval /Mitigation Monitoring Program Timing Responsibility PLN -2011-141 0 /Monitoring PS: Planning Services 5 318 PALMA BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney Building Division Conditions 10. Accessible paths of travel we will need those paths clearly BP PS defined and included some field elevation points, as well as slopes and cross slopes at the time of building permit submittal 11. All building improvements shall meet the latest building code BP PS standards at the time of submittal for a building permit. Public Works Project Conditions City Engineer Project Conditions 1. All public improvements constructed in the right of way will require a separate encroachment permit. The application for the BP CE encroachment permit will be submitted with the building permit. 2. The proposed drive approach shall be constructed according to Standard 424 or 425 of the City's Standard Specifications and BP CE Drawings. The exact standard will be provided by the City Engineer. 3. Alignment of any required or proposed frontage improvements BP CE (drive approach etc.) shall be approved by the City Engineer. 4. Full frontage improvements (curb, gutter, sidewalk) will be required if: a. The valuation of the proposed onsite improvements (building additions and site improvements) exceeds 25% of the assessed value of the existing building(s) and site improvement(s) BP CE b. The total valuation of all permits issued over a 12 month period exceeds 25% of the value of the existing building(s) and site improvements. All valuations are based on the City Building Department's estimate of building values and the County Assessor's assessment role at the time of application. 5. Applicant shall include erosion and sedimentation control details BP CE on the building plans for review and approval. 6. Drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public or private sewer serving such drainage piping shall be BP CE protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve. Conditions of Approval /Mitigation Monitoring Program Timing Responsibility PLN -2011-141 0 /Monitoring PS: Planning Services 5 318 PALMA BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney City Engineer Standard Conditions 7. In the event that the applicant bonds for the public improvements GP, BP CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 8. An engineer's estimate of probable cost shall be submitted for GP, BP CE review and approval by the City Engineer to determine the amount of the bond. 9. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 10. The applicant shall acquire title interest in any off-site land that GP, BP CE 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. 11. Drainage easements shall be obtained by the applicant as needed GP, BP CE to accommodate both public and private drainage facilities. 12. Prior to the issuance of building permits the applicant shall submit GP, BP CE plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. 13. Prior to the issuance of building permits the applicant shall submit GP, BP CE calculations to support the design of any structures or pipes. Closed conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. 14. Prior to the issuance of building permits the applicant shall provide GP, BP CE for the detention and metering out of developed storm runoff so that it is equal to or less than undeveloped storm runoff. 15. Drainage basins shall be designed to desilt, detain and meter GP, BP CE storm flows as well as release them to natural runoff locations. 16. A mechanism for funding and maintenance of the storm drain GP, BP CE facilities shall be provided. 17. Prior to the issuance of building permits the applicant shall show GP, BP CE the method of dispersal at all pipe outlets. Include specifications for size & type. 18. Prior to the issuance of building permits the applicant shall show GP, BP CE Conditions of Approval /Mitigation Monitoring Program Timing Responsibility PLN -2011-141 0 /Monitoring PS: Planning Services 5 318 PALMA BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA: City Attorney method of conduct to approved off-site drainage facilities. 19. Concentrated drainage from off-site areas shall be conveyed GP, BP CE across the project site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement cannot be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. 20. Applicant shall submit erosion control plans and a Storm Water GP, BP CE Pollution Prevention Plan (SWPPP). The Regional Water Quality Control Board shall approve the SWPPP. 21. All public improvements shall be constructed in conformance with GP, BP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 22. Project shall include construction of curb, gutter and sidewalk GP, BP CE along entire frontage. 23. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 24. All utilities shall be undergrounded on project frontage GP, BP CE EXHIBIT B: Site Plan (PLN 2011-1410/CUP 2011-0255) ST. LUKE'S �P F3AGftil� n ' EPISCOPAL CHURCii Ip�»Gna �d sull aIIVG r AwPalma Are 34 Ho �N. lm�. PA f]3422 iHd4�S G, w,i[®YILYI MCHRER � l'� EXHIBIT C: Landscaping Plan (PLN 2011-1410/CUP 2011-0255) ST. LUKE'S �AFiAGON■ EPISCOPAL CHURCH L7EaC9 +nd C3UILOINC nc.� CA 93422 _1 rarvews G ertwlKcn�C.�� +t c ! I -� EXHIBIT D: Elevations (PLN 2011-1410/CUP 2011-0255) i --- _° m SOUTH EAST ELEVATION A. a, till ni- -,. IL SOUTHWEST MVATIQN"--wW u@u!_�- ❑ ananv. cn wun - NORTHEAST ELEVATION rt,w 6m. Ermr 9� I m Q iC I . NQRMIYES? EL�VAi1QN rw+ ri RIN .�,. - Fccl!�" x Lu U Ju co aW Sl. rol EXHIBIT D: Elevations (PLN 2011-1410/CUP 2011-0255) O-wm� .......... hakaua&OLLMILY WIN DDW MD WbOdSPRIMLATIgN u L) N, DMI'l M93 EXHIBIT EColor Board (PLN 2011-141o3u P 20114255) alai } ��.. � § o I^ Q ];�� 1W» m) yen 2ƒ\{{G =r %�; )! &s2 }��._0 2 i {�) fG 7(8 )%k»9G m }� 9;0! § 7�§ R- §�& }} 13 m �f� §VEn| ; PARAGON EXHIBIT E: Color Board (PLN 2011-1410/CUP 2011-0255) cn r C m Ch fn 0 00 s mo a Z � „ o n -,do�n0 to 4 4^?C1m S 1— m [7 as n r^ m 4 m av" N s t 7 n mo Qa�� a Q7 (3 N p W 0 �°° cn T i�Ti� �2y p Cm �3 ^D ro ®co m a_ m F 57 mOF m m m 3 � ° v 3 3 l A rn PARAGON ZI ITEM NUMBER: 3 DATE: 9-20-11 Atascadero Planning Commission Staff Report - Community Development Department Callie Taylor, Associate Planner, 470-3448, ctaylor@atascadero.org PLN -2099-1079 CUP 2004-0138 Amendment 7392-7398 Santa Ysabel (W2M, LLC / Estrella Associates) RECOMMENDATIONS: Staff recommends the Planning Commission adopt Resolution PC 2011-0017, approving an Amendment to the Master Plan of Development (CUP 2004-0138) to allow a concrete driveway with decorative banding as recommended by Design Review Committee, and approve modified fencing and landscape design. REPORT -IN -BRIEF: The proposed Amendment includes revisions to the Master Plan of Development for the 4 -unit Planned Development located at 7392 Santa Ysabel Ave. These revisions include: 1. Proposed material change for the shared and individual driveways 2. Modified fencing design and materials 3. Revised landscape plan DISCUSSION: Situation and Facts: 1. Owner/Applicant : W2M, LLC/ Estrella Associates 2727 Buena Vista Dr. Paso Robles, CA 93446 2. Project Address: 7392, 7394, 7396, & 7398 Santa Ysabel Ave. APN 030-123-034, 035, 036, 037 3. General Plan Designation: High Density Residential (HDR) 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status Background: Residential Multi -Family -20 with Planned Development 7 overlay (RMF -20 / PD 7) 4 lots, ranging from 2,745 to 4,552 sq. ft. each 14,668 sq. ft. total area 4 units currently under construction Consistent with Certified Mitigated Negative Declaration 2005-0001 The subject site located at 7392 - 7398 Santa Ysabel Avenue is a four (4) unit Planned Development approved in 2005 as a PD -7 with a Master Plan of Development (CUP 2004-0138). In 2007, building permits were issued and construction began on the four detached homes on individual lots. However, the project went into foreclosure prior to the completion of the units, and the units sat unfinished for several years. A new owner has recently purchased the four lots and is in the process of completing the on-site improvements and individual units for sale. The new developer has obtained financing through the San Luis Obispo County Trust Fund in exchange for providing the units for sale to qualified moderate income buyers. The new owner has applied for a CUP Amendment to request modifications to some of the requirements of the original project in order to reduce costs of construction. Analysis: 1. Proposed Change in Driveway Material When the Planned Development was approved in 2005, the project included decorative pavers on the shared driveway off Santa Ysabel as well as the 4 individual driveways in front of the garages. The new property owner is proposing to pave the shared driveway with an asphalt surface, and use stained concrete for the 4 individual driveways. An Amendment to the CUP is required in order to allow the asphalt driveway. The detention basin on site will need to be enlarged to compensate for the additional impervious surface created by asphalt or concrete, instead of the pervious pavers which were originally included with the design to handle some drainage. 2005 Approved Site Plan & Driveway Material N 4rW E 100.07 Site Materials Proposed by Applicant E'I NGDEfENNONBAGIN ----------------------------------- 3 _________------ _,_-_____-__--..- I � 1 n AT3 Asphalt I 1 _ 1 ------- - I . n 1 GARAGE___ I Stained.� 1 1 . � Concrete t Stained 1 Concrete GARAGE II n Stained ------ n 1 1 - Concrete 1 I I I Lo - I I U E �— I - ------------� - -- Asphalt on shared driveway LM I L I I COMMON AREA LEGEND: COMMON AREA (LANDSCAPE) = 31 19 5F. I 1 4 F—] CONCRETE WALKWAY = 330 5F. I 1 N I } CONCRETE APRONS = 1454 5F. I z � ASPHALT DRIVEWAY = 2674 SF. I I � COMMON AREA WOOD FENCE = 174 LF. GAraGE Stained Concrete Terracotta color stained concrete proposed on 4 individual driveways 75 CLS Cn } cC C ttf U) One of the required findings for approval of a Planned Development is that the project offers certain redeeming features to compensate for the smaller lot sizes and modified setbacks permitted through a PD (AMC Section 9-3.644, Required findings). The City Council adopted a "Planned Development Benefits Policy" in order to evaluate the benefits and set benchmarks for Planned Developments. All of the Tier 1 benefits are considered by the City Council to be mandatory elements of a Planned Development, and are required in order to justify the rezone. In 2005, the Planning Commission and City Council found that the subject PD -7 on Santa Ysabel met all of the Tier 1 benefits, consistent with City Council policy: Adopted Planned Development Benefits Policy: PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core ti a) Pocket Parks in larger projects b) High Quality Architectural ■ b) Trails/ Walkways for Pedestrian RD -14 Design Connectivity PD -7 F3 . ri�l�r4�wlity.�;?rr�I?. Custom -PD s d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc_` e) Higher density to meet Housing Element goals Outside of Urban Core a) Natural Open Space Preservation a) Multi -Purpose Trails — Equestrian / Rural / Suburban Areas Bicycle / Pedestrian PD -16 b) Recreational Areas / Facilities Custom PD's c) Historic Preservation Given that the common driveway is often a major design element in a small lot residential development, decorative driveway material, such as pavers or stained and stamped concrete, has been the standard for compliance with the Tier 1 benefits since City Council's adoption of the Planned Development Benefits Policy. When surfaced in an upgraded material, these small shared driveways are often used as gathering areas and create more a of courtyard area for the residents, rather than being just a vehicular access way. In viewing previously constructed PD's in the City, it is evident by the driveway material if the project was approved in the 1990's, before the adoption of the Benefits Policy, or if the project was designed to meet current Council Policy for high quality site and architectural design in a Planned Development. Photos in Attachment 3 show examples of past projects for comparison of the visual appearance of driveway materials. In addition to the conditions of CUP 2005-0138 and the standards of the Planned Development Benefits Policy, a change in driveway material to non -decorative surface would also require an exception to the landscape standards identified in Section 9-4.125 of the Municipal Code. AMC Section 9-4.125 (Landscape standards): "A minimum five (5) foot landscape strip must be provided within the side yard setback of all commercial and multifamily project sites, except in locations where a reciprocal access easement exists with the adjacent lot or commercial building is located. This side yard width may be reduced to three (3) feet if decorative concrete pavement is utilized." With the inclusion of the engineered detention basin along the side of the driveway, the landscape area along the northern property line has been reduced to 2 -feet in width with the approved building plans. Therefore, per Section 9-4.125 of the Municipal Code, the entire driveway must be paved with a decorative surface, such as decorative concrete or pavers, as it does not provide the minimum 5 -foot landscaped setback required for development of a multi -family site. This landscaped setback and decorative driveway material is requirement of all multi -family and commercial properties in the City, not just Planned Development. An exception to this code requirement may be permitted, as requested by the applicant, to modify the landscape requirements of Section 9-4.125 through Planning Commission, "if a finding can be made that existing vegetation topography or structural arrangement preclude the need for this landscaping and/or special paving requirement." On September 8, 2011, the Atascadero Design Review Committee discussed the request from the applicant to use asphalt on the shared driveway instead of pavers. After discussion of different options, DRC voted to recommend to the Planning Commission that the driveway be permitted to be paved in concrete, without special stamping or color stain, provided that a decorative banding (such as bricks or pavers) was used at intervals throughout the driveway to break up and enhance the plain surface. The applicant has provided a cost summary of the various surface options in order to provide Planning Commission with a scale of cost in comparison to material. 1 Approved (2005) Eco -perm permeable pavers on all hardscape $49,216.32 2 Proposed by Asphalt on shared driveway aisle $18,291.69 Applicant Terracotta stained concrete on the 4 individual driveways in front of garages 3 Recommended Concrete on all driveway surfaces with by DRC decorative banding 2. Fencing Design In order to match the Pueblo Revival theme of the four homes in the PD, the Planning Commission included specific requirements for the fencing within this project during the 2005 review and approval: CUP 2004-0138, Condition #10: All project fencing shall be installed consistent with EXIHBIT D subject to the following mitigations: • The design of all fencing shall be of high architectural quality, durability, and compatible with the selected architectural building design, subject to staff approval. Where existing perimeter fencing is retained, it shall be repaired to perform as fully and aesthetically functional. • Fence and gates specifically between lots 1 and 2; and lots 3 and 4 shall be designed as a stucco wall with heavy wood gate and heavy iron hardware, designed consistent with the proposed buildings and architectural style, subject to staff approval. Fencing Plan Approved for Construction The current property owner has installed a 6 foot high wood fence between the four homes when the Planning Commission had conditioned stucco walls. This installed fence does not follow the conditions of approval laid out in CUP 2004-0138 (above) which calls for stucco and split face block walls, with iron hardware to match the Pueblo style units. An Amendment to the conditions of approval is required in order to permit the fences as installed. Staff recommends that the fences be allowed as installed as all wood fences, rather than the stucco and split face block previously conditioned. However, staff recommends that a decorative cap be used to top off the fences and hide the dog eared top of the precut fence boards. A dark color stain would also help to make the fence blend with the architecture of the homes and provide high quality design appearance. Decorative gates with iron ornamentation would also enhance the design and be more consistent with the architectural style. Also, fences within the front setback should not exceed three feet in height. 3' retaining wall with 6' wood fence above On north_;property line i-•�l l-1 +�� J-F� i ii -J -■ i iJ-�-�- J J_i�l ■ t; W 1 J l • LL. W 1 JJ v • Dtivavay -- 6' Stucco W-a{If_ 6' wall in Between units; 6' Stucco Wali dark color - Between units — ; ;- -4 Split Face - - --- Block on o Driveway rear ; • ! • ; property .,.� • •; linee • ; f_ Driveway .� �'a i=FF paJ 11•4l-0J-•-JL-1 1Jtll-aL 6' Wood Fence All.gafe-s:-3' WLde with Heavy Iron Hardware On side property lines The current property owner has installed a 6 foot high wood fence between the four homes when the Planning Commission had conditioned stucco walls. This installed fence does not follow the conditions of approval laid out in CUP 2004-0138 (above) which calls for stucco and split face block walls, with iron hardware to match the Pueblo style units. An Amendment to the conditions of approval is required in order to permit the fences as installed. Staff recommends that the fences be allowed as installed as all wood fences, rather than the stucco and split face block previously conditioned. However, staff recommends that a decorative cap be used to top off the fences and hide the dog eared top of the precut fence boards. A dark color stain would also help to make the fence blend with the architecture of the homes and provide high quality design appearance. Decorative gates with iron ornamentation would also enhance the design and be more consistent with the architectural style. Also, fences within the front setback should not exceed three feet in height. 3. Landscape Plan The applicant has also included a revised landscape plan with the proposed amendment. Staff supports the changes to the landscape plan and believes that it is in conformance with the intent of the original Master Plan of Development. Some specific conditions in the CUP will need to be modified to allow the landscape changes as proposed. Those changes have been included in the attached resolution to allow the landscape plan as proposed by the applicant. 2005 Approved Landscape Plan --------- y oci I Noway D eY • "f" i 7-1 1-4 Dnveway .• • • 'r I I + (F"' ay OZ— i e I t Proposed Landscape Plan �� w• r.rn.. �.1�•w••rnr •� tits L+4T'•+0 OROY'A MLw •yIKt NY.uO , LJ i ;:• - - r -- t��--- U - ---- MwwaW ~ In oaxr+ca ►Kwro ro� �. 1 r. -"• Proposed Environmental Determination The proposed CUP Amendment is consistent with Mitigated Negative Declaration 2005- 0001 which was prepared for the original project and certified by the Atascadero City Council. The proposed project amendments are minor in nature and will not create additional environmental impacts. rnnc111cinn The proposed project includes an Amendment to the Master Plan of Development (CUP 2005-0138) for a four unit Planned Development at 7392 Santa Ysabel. The new project owner is proposing to pave the shared driveway with asphalt and individual driveways with stained concrete. Staff and the Design Review Committee recommend that the Planning Commission approve modifications the approved CUP to allow concrete surface with decorative banding on the entire driveway, plus a modified fencing deign, and a modified landscape plan, subject to revised conditions. Conditions and exhibits in the attached resolution have been included to carry out the recommendations by DRC and staff as discussed in this staff report. The unchanged original CUP conditions and project mitigation measures shall remain in place for the Amended project. Added conditions are shown as underlined, and deleted conditions are shown as strikethrough in the attached resolution. ALTERNATIVES 1. The Planning Commission may approve the Amendment with modified conditions of approval. 2. The Planning Commission may deny the Amendment based on appropriate findings. The motion to deny must include a finding for denial. The original project conditions and exhibits would be required to be constructed as approved in 2005. 3. The Planning Commission may continue the application and refer the project back to staff for additional information or analysis. Direction should be given to staff and the applicant. ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Site Plan Approved with CUP 2005 Attachment 3: Proposed Site Materials Attachment 4: Proposed Landscape Plan Attachment 5: City Council Planned Development Benefits Policy Attachment 6: Examples of Planned Development Driveway Paving Attachment 7: Letter from Neighboring Property Owner Attachment 8: Draft Resolution Attachment 1: Location Map, General Plan and Zoning .7364 RSF-Y 7397 7379 7399 ' 7395 • 7401 RMF -20 .7378 7393 407 ' 7407 7407 7383 7386 407 7380 7386 7407 ' 7380• 7407 • 7417 7394 7396 - • •7410 741- 7398 7411 • 7440 ' ' 743 CR •7420 7437 7430 74 7401 7408 401 746$740808 740i1•7408 403 7405 7390 ' 74367436 7405 -.71136 7329 Santa Ysabel General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi -Family -20 with Planned Development 7 overlay (RMF -20 / PD 7) Attachment 2: Site Plan Approved with CUP (2005) Attachment 3: Proposed Site Materials 1N3YdOl3A90130YSAVINVS .... ,r ... ..... RJB""...,•' JJ -161 J, N n M W '20, N � } II II 3 9 a 3 ozzao U U V U '3�V 139VS,1 V1NVS I n r . L ----� L-------------------- Attachment 4: Proposed Landscape Plan ,M3"A013A3a 13yVl'A Y1NK N 1 � 1 i i!± �� r ; fi n anv i�evs� vlrrvs I, , ! $ III 7. Attachment 5: City Council Planned Development Policy A. Planned Development Benefits Policy (adopted) Section 9-3.644 of the Planned Development Overlay Zone requires that a finding of public benefit be made with the approval of any planned development overlay zone request. The following planned development benefits have been established by the Atascadero City Council (January 31, 2004 strategic planning session) for projects both inside and outside of the urban core (refer to Urban Framework Diagram). The benefits are divided into two levels, Tier 1 and Tier 2. All of the Tier 1 benefits are considered by the City Council to be mandatory elements of a Planned Development project. Tier 2 benefits will not apply to all projects but should be incorporated when applicable. For example if a Colony House exists on a project site it should be preserved and incorporated into the project as a Tier 2 Historic Preservation benefit. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) Affordable / Workforce Housing a) Pocket Parks in larger projects b) High Quality Architectural Design b) Trails / Walkways for Pedestrian PD -7 PD -17 c) High Quality Landscape Design Connectivity ftY Custom PD's d) Buffering between Urban and c) Historic Preservation Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Outside of Urban Core a) Natural Open Space Preservation a) Mufti -Purpose Trails — Equestrian Rural I Suburban Areas Bicycle / Pedestrian PD -16 b) Recreational Areas / Facilities Custom PD's c) Historic Preservation Attachment 6: Examples of Planned Development Driveways ravers & uecor� IllVG l.vlll,l CLO VII JIICII CU rQl nIlly l-UUI L. Pavers & Decorative Concrete on Shared Parking Court: Asphalt on Shared Driveway: Attachment 7: Letter from Neighbor From: David G. Graham, EA [mailto:dgraham@northcountytax.com] Sent: Tuesday, September 13, 2011 1:44 PM To: Warren Frace Cc: Len Colamarino Subject: PLN 2099-0792 Mr. Frace, September 13, 2011 Re: PLN 2099-0792, Amendment to CUP 2004-0138 The fact that Estrella Associates is completing the project at 7392-7398 Santa is very commendable. The developers request for a change in the type of surface for the shared driveway from all pavers to a mixture of black asphalt and stained (iron oxide) concrete would give an unsightly appearance to the original upscale appearance of the project. While I can understand the developers desire to cut costs, the mixture of black from the asphalt and reddish brown from the stained concrete would present a very unpleasant appearance. A much better appearance, and one that would more suitably fit the project would be to use stained concrete for both the shared drive and the garage aprons. Hopefully this would reduce costs sufficiently for the developer and his investors. Thank you for your consideration. Sincerly, David Graham 7350 Santa Ysabel Ave Atascadero, CA 93422 (805) 466-2637 ATTACHMENT 8: Draft Resolution PC 2011-0017 Amendment to CUP 2004-00138 DRAFT RESOLUTION PC 2011-0017 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT 2004-0138 (MASTER PLAN OF DEVELOPMENT) AT 73929 73949 73969 7398 Santa Ysabel (W2M, LLC / Estrella Associates) WHEREAS, an application has been received from Estrella Associates / W2M, LLC (2727 Buena Vista Drive, Paso Robles, CA 93446) Owner and Applicant, to consider a project consisting of an Amendment to the Master Plan of Development (CUP 2004-0138) for a four (4) unit Planned Development at 7392, 7394, 7396, and 7398 Santa Ysabel (APN 030-123-034 through 037); 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 7 overlay (RMF -20 / PD 7); and, WHEREAS, the PD -7 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 2004-0138) 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 September 20, 2010, studied and considered the Master Plan of Development Amendment (Amendment to CUP 2004-0138), 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 -7 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 September 20, 2011, resolved to approve an Amendment to Conditional use Permit 2004- 0138, A Master Plan of Development for Planned Development 7, subject to the following: 1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development (Site Plan) (Amended 2011) 3. EXHIBIT C: Statistical Project Summary 4. EXHIBIT D: Landscape Plan (Amended 2011) 5. EXHIBIT E: Grading and Drainage Plan 6. EXHIBIT F: Floor Plans, Elevations On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA David Bentz Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval /Mitigation Monitoring Program PD -7 Master Plan of Development Amendment (CUP 2004-0138) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 FO: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final BP PS and effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid concurrently FM PS with the life of Tentative Parcel Map 2004-0066 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 4. The Community Development Department shall have the authority to BP/FM PS approve the following minor changes to the project the (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 5. All subsequent Maps and construction permits shall be consistent with BP/FM PS the Master Plan of Development contained herein. 6. The applicant shall defend, indemnify, and hold harmless the City of BP/FM PS 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 project. 7. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS D and F to include the following, subject to staff approval: ■ The applicant shall submit a new color board to reflect deep earth - tone colors, consistent with the selected architectural style, subject to final staff approval. If La Habra Stucco Colors are used, select from the following: Santa Fe, San Simeon, Sierra Tan, Alamo, Adobe, Mirage or Viejo. ■ Exterior stucco shall be smooth hand trowled as noted on Exhibit F. ■ All exterior windows shall be of beige, taupe or similar color and not be white. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy ■ All windows and garage doors shall be recessed and not be flush with the exterior stucco finish. ■ Improve the window fenestration of the lot #2 east elevation by adding and organizing windows and/or other architectural treatment. ■ Proposed EI Camino blend or similar selection of Spanish tile color tile is acceptable, subject to staff approval. ■ All garage doors shall be of architectural grade and high durable quality and painted to match or compliment the final approved building colors. Garage doors may either be purchased from the factory in a color approved by staff, or may be purchased in a primer finish to be painted in a color approved by staff. 8. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT B AND C. 9. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBITS B THROUGH E with the following minor site modification: • The Lot 4 driveway shall be modified to allow a vehicle to back out in a southerly direction. • The shared and individual driveways on site shall be surfaced in either pavers, stained concrete, or plain concrete with decorative banding. 10. All project fencing shall be installed consistent with EXHIBIT D subject BP/FM PS to the following modifications: • The design of all fencing shall be of high architectural quality, durability, and compatible with the selected architectural building design, subject to staff approval. Where existing perimeter fencing is retained, it shall be repaired as required to perform as fully and aesthetically functional. • Fenne and notes c n;finolly hefi.o .e n lets 9 n!! 2; and lets 3 and s A shall he rJns;nnnd os o ,., s+nnn all ...;+h heo.... Wood gates shall utilize and heavy iron hardware, designed consistent with the proposed buildings and architectural style, subject to staff approval. • Wood fences shall include a decorative cap to hide the dog eared precut tops. All wood fences shall be stained a dark color. • Fences within the front setback shall not exceed three (3) feet in height. This includes fences along the side propeqK1bL±gLgLe Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy within the front setback area. 11. A final landscape and irrigation plan shall be submitted with the final BP PS map application and shall be approved with recordation of the final map. Landscaping shall be included as part of site improvement plan consistent with EXHIBIT D, as conditioned. Landscaping shall be installed prior to final of each building permit. All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. The developer shall landscape all front and street -facing side yards, and rear yards and privacy shrubs and trees be planted along the north, south and west sides of the development, subject to staff approval. All landscape maintenance shall be the responsibility of the individual property owner. All proposed tree locations, species, and sizes shall be as identified in EXHIBIT D, as conditioned. Trees shall be double staked. ■ The drainage detention basin shall be landscaped by the developer and maintained by the homeowner homeowner's association or other mechanism approved by the City. ■ Additional tree and shrub plantings shall be located along the north, south and west edges of the overall site to add privacy between existing adjacent residences and to buffer any commercial uses to the west, subject to staff approval. Final street tree species selection shall be subject to staff approval. \A/est ern Redd d planting shall ben Rded alnnn the north lots 1 and 2, spacing and to side of quantities subject sta ■ Driveway paver selection shall be compatible with proposed architecture and subject to final staff approval. ■ Walkways to each front door and the "bridge walkway" are not required to be constructed with pavers, and may be of smooth brushed concrete finish. ■ The project may incorporate carefully designed and constructed low front yard landscape walls to match the building parapet wall finishes and colors, subject to staff approval. 12. Affordable Housing Requirement: The applicant shall either designate FM, BP PS, CE one unit as moderate -income unit, deed -restricted for a 30 -year period or pay an in -lieu fee of 5% of the valuation of the market rate unit(s) prior to or concurrent with final map. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy 13. Affordable Workforce Housing FM, BP PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 14. All exterior material finishes (stone, siding, stucco facades, accent BP PS materials, lighting, garage doors) shall be durable, high quality, and consistent with the architectural appearance of each home. 15. Prior to final map, the applicant shall submit CC&Rs for review and BP PS 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. b. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. C. Individual unit's responsibility for keeping all trash receptacles within the unit's garage. d. 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. 16. The emergency services and facility maintenance costs listed below FM PS 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 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD-7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy 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 17. All tract maintenance costs listed below shall be 100% funded by the FM PS 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. ■ All streets, sidewalks, roads, and sewer mains within the project. • All drainage facilities and detention basins. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial City Engineer Standard Conditions 18. All public improvements shall be constructed in conformance FM/FO PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 19. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 20. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the amount of the bond. 21. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy 22. An encroachment permit shall be obtained prior to the issuance BP PW of building permit. 23. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW contiguous to the Sinaloa Avenue property frontage. 24. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 25. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 26. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 27. The applicant shall acquire title interest in any off-site land that FM PW 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. 28. Slope easements shall be provided as needed to accommodate FM PW cut of fill slopes. 29. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. 30. A preliminary subdivision guarantee shall be submitted for FM PW review in conjunction with the processing of the parcel map. 31. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 32. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. 33. Prior to recording the parcel map, the applicant shall submit a FM PW 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. 34. Prior to recording the parcel map, the applicant shall set FM PW monuments at all new property corners. A registered civil Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy 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. 35. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 36. Prior to recording the parcel map, the applicant shall complete FM PW all improvements required by these conditions of approval. 37. Prior to recording the parcel map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map 38. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 39. Prior to the final inspection of any public improvements, the BP PW 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. 40. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City Engineer Project Conditions 41. Driveway approaches shall be constructed to current ADA FM/BP PW regulations. This includes a 4 -foot landing at the back of the driveway approach. If necessary, applicant shall supply public pedestrian easement to allow for landing. 42. Buildings shall be connected by four individual 4" sewer laterals, FM/BP PW or a single 6" sewer lateral. 43. All sewer laterals serving buildings where the finish floor is less FM/BP PW than 12 -inches above the next upstream manhole shall be fitted with a backflow prevention device. 44. A drainage report prepared by a civil engineer shall be FM/BP PW submitted for review and approval of the City Engineer, prior to building permit issuance or recordation of the final map. A detention basin shall be provided for all increased runoff in Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa YsabeI Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy accordance with the City Municipal Code and Engineering Standards. Atascadero Mutual Water Company 45. Before the issuance of building permits, the applicant shall BP BS 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. 46. Before the start of construction on the water system BP BS improvements, the applicant shall pay all installation and connection fees required by AMWC. 47. Before issuance of building permits, the applicant shall obtain BP BS a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 48. Separate water meters for domestic water service are BP BS required for each individual lot. Mitigation Measures Exhibit A Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure ZCH 2004-0090 GP: Grading Permit BP: Building Permit PS: Planning Services BS: Building Services TO: Temporary FD: Fire Department Occupancy PD: Police Department 7392 Santa YsabeI Ave. FI: Final inspection F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP BS/PS 3.16.1 with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary Conditions of Approval / Mitigation Monitoring Program 7392 Santa Y s a b e l Ave. PD -7 Master Plan o f Development CUP 2004-0138 /ZCH 2004-0090 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 power units, with ARB certified motor vehicle diesel fuel (Non - taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc., to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Y s a b e l Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD-7 Master Plan o f Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 /ZCH 2004-0090 FO: Final Occupancy clearance for finish grading of any structure. Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded BP BS/PS 6.b.1 with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the cleanup of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 4.e.1: The Precise Grading Plan shall identify tree BP BS/PS 4.e.1 protection fencing around the drip line of each existing on-site tree and/or native shrub mass within 20 feet of construction activity. 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 drip line 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. Mitigation Measure 6.c.d.1: A soils report shall be required to be BP BS 6.c.d.1 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 Mitigation Measure 6.e.1: Percolation tests are required in the City of BP BS/PS 6.e.1 Atascadero before building permits for residences can be issued. Mitigation Measure 11.d.1: All construction activities shall comply with BP BS/PS 11.d.1 the City of Atascadero Noise Ordinance for hours of operation. EXHIBIT B: Master Plan of Development (Site Plan) E� c Driveway material shall be either i Q pavers, stained concrete, or plain concrete with decorative banding, subject to staff approval jegesA ejueg 3; W IRS 1 1 CIL IIlI� I O i3]_�1 � 1 jegesA ejueg W € «4 Qgull 9" Z a o_ w 1— U7 O 2 U-1 z co W , IRS z 1 CIL U „ o € i 1� � « 1 1 € L_,'_ S _ _ _ - tZ 001 3 ,12.56 W € «4 Qgull 9" Z a o_ w 1— U7 O 2 U-1 z co W EXHIBIT C: Statistical Summary of Project r •/ � N m Jf .7 N N] NIIC6C I- V{4(IJ Ip 1f{1 C < a N � tll on OJ <1 OSifJfID 4�0dd EXHIBIT D: Landscape Plan (Amended 2011) tN711a0,N70,lwi. nNvs H�l"�,�, jj, 1;1x1 Y. 3Av revs, virrvs ,Y 4 i i a t 4 Inc ? }+ i, DO M 1• •S!+ \I • I ! ! ! I lid ! ! A i I i I z a EXHIBIT E: Grading and Drainage Plan �} r } t yy F 9 l -- - ---�^ }E is IAA { i i pa yL !et � � ig d¢In a �� ! •[ �ii ts��' j! ��1 L {� $�. � L �Y �s 4}�[! ^�5 I _-" �- Z ., 1 'ii!'� Ra � y' �� ` ' LUb 1 Z 0 Lu E( J 4 ' [ {�1 s'� yL�•!{ {. epir`{! Y �J3�1}01 W it'll f 'i�{lj�t2'trItl�l��d{{ Y�fL ;e{�{� a}j�A !r{R��►, L�� _ _ J �~ O �•l. r. /l.il.�h[.�T'[. S :1•• s i;.�As Llsf6 {`, c L1.1 LU f 0008 aze.tbs t CL LU i � r Y t't �i•I !'i 1 Z IMo�1FII3� I r ( it , s'+..7 r � ¢� •. � g i . � � Irl U' �' q. } �' r ":k',: irk t i'•' ; I �� a� ��fi i�l y C s I to 1l i.A j:Y Ohl �4lil� } P t ° ON 1j)l��1 4 " IZ'lpl-3.b2.SE3 �•!W4°�' !` Lr�t� EXHIBIT F: Floor Plans, Lot #1 �i --------------- -- !i . .v �►% 'JI ..n �.. o ;.l a �f � , , �r 3•x�{j;,,� � J 1, {x11fill tit ' kI°! U— m � ll�rtt {1 �{, )L!`!,'Ri 4 �fl !2 ' 11; ill is xtl {i!�?/Ii! U- { � $� CC ' a k:^._s� : l ' s a `�> � �, ,, r � �- w { !•E�K ,� llr 'lt t Z a LU g s jai i� l t�� • t g 6, ►ii 1.1; 111 LL I'. i. I' R p, w pg pg I oil 1(!� soio, j, 13 r!- JAM, . r � Iply,�} !1 I �� 1(I I I I►1 'I I Ili1 ��. �illt�l�L �,I„�,�,l� 11t III t�,1:,1,I,��I,;III��if ��,1,;��lp►,• EXHIBIT F: Elevations, Lot #1 W11w MN Z U- YW= Y�1/trlO•� II� I,I 8� r-. II ii isll I T I Z o I l JI I I w J LU4 c LU �I II -I r jLLJ w F '^ X� z1 W11w MN Z U- YW= Y�1/trlO•� II� I,I 8� r-. II ii isll I T I Z o I l JI I I w J LU4 c LU II -I r jLLJ W F '^ EXHIBIT F: Floor Plans, Lot #2 f�a f1i� 'I u I'll Pw l ,I,h. p If ,� '►� 'ta Ills Z a I I' i D! Ibl� D t 1= a l i tf i t fit III oil I' 1 j Illi fit x i i+l O Z 1 cr 8 c LL 1 !lu} I i s f+;�, °f�iiil!' }i!t�lid�fW,} pI row m nya+Wm� :a am J. Z r ( 0I ,� '►� 'ta Z a � i D! Ibl� D t 1= a l i tf i t fit 1 !lu} I i s f+;�, °f�iiil!' }i!t�lid�fW,} pI row m nya+Wm� :a am J. Z }e•D 0I ,� '►� 'ta Z a � i D! Ibl� D t 1= a l i tf i t fit III ir11NW IN fN pr M ma w � i I I I' 1 j Illi I i i+l r 11 I I r r � 1 6 IJ illill I it i ,.I i I ,r 1,I II1!,., II)`. ��,'I+l�I l,,I:t 1i,�i}�t �;�.. llllf.....I. I EXHIBIT F: Elevations, Lot #2 311 0 J z 0 a W J W I— w C rwwr 1 i r 1 I i I i d �I f • ! 1 .4 1 • ., z 1 (L a U- 1 ,t 1J /,� LL 8 al0'�0) I� z 0 a W J W I— w C EXHIBIT F: Floor Plans, lot #3 i"-1111_ it ! : 1 �' it n Nr9�r „nn �i,i ij i I x 1,1 f f 1r �iI, I i' I ``I ruv�� + I t E� �+ I 1. 1 1 ri Ir t• Ii �.i: I.trrnl, II �1 N„ M _! �i„irfl rf1V Z:� I s.il 7' ,Sf hk {,i 1it{G;jNi1{r ' !! o f iii if?J11 �f lit t ra=•Fj A 1 k��l ; ;'I lift 111 ; pl, t1e(�, l It, ! t 4{!1 is . I, LU LL _ O f U- a U) `- rzI i"-1111_ it ! : 1 �' it n Nr9�r „nn �i,i ij i I x 1,1 f f 1r �iI, I i' I ``I ruv�� + I t E� �+ I 1. 1 1 ri Ir t• Ii �.i: I.trrnl, II �1 N„ M _! �i„irfl rf1V Z:� I s.il 7' ,Sf hk {,i 1it{G;jNi1{r ' !! o f iii if?J11 �f lit t ra=•Fj a _r 1 k��l ; ;'I lift 111 ; pl, t1e(�, l It, ! t 4{!1 is . I, i"-1111_ it ! : 1 �' it n Nr9�r „nn �i,i ij i I x 1,1 f f 1r �iI, I i' I ``I ruv�� + I t E� �+ I 1. 1 1 ri Ir t• Ii �.i: I.trrnl, II �1 N„ M _! �i„irfl rf1V Z:� I z g ; O w p t rl o Z Z g CL 1 k��l ; ;'I lift 111 ; pl, t1e(�, l It, ! t 4{!1 is . I, LU LL !� :r t X 3 SFJ (n — illl EXHIBIT F: Elevations, lot #3 07 QI F- 0 I, mlJ Q z II w Q> OZ F- -j O cog EXHIBIT F: Floor plans, lot #4 O J Z a' I I g CL Q g 1L D U� W w iis r { ,b•'''• �S IND ill, •`; � i � �s iR}i� �' r � ti�i J LL i i A A7 ® 16 $ Lh d 69 IS �, as ► � iia Ii�.,i{ i= ,_� l,Ii 197 E a U M ��1 LM t„r1. _ �ll X1,1. „„� Iiil�� !�l Ifl � jf, i i i;l� {Dula i;'7{,1II E g CL Q g 1L D U� W w iis r { j { �S 1L I. ii 3; ill, •`; � i � �s iR}i� �' r � ti�i J LL i i A A7 ® 16 $ Lh d 69 IS �, as ► � iia Ii�.,i{ i= ,_� l,Ii 197 E a U M ��1 LM pi , .' � E.l�1E17.1 0 L9 M Z A 'W Id IN M, IIG Im 'R j { Z f9lli CL t INV J LL i i A A7 ® 16 $ Lh d 69 IS ��j 1►I !�l Ifl � jf, i i i;l� .� I � i ii� I I I ?III, III�I - I I lig 1� I I�, �IIil,! I��! {►� EXHIBIT F: Elevations, Lot 4 - wQ M r! w J Wb 0 z 0 �f IT" a w ED J w Z� I 9 0 z 0 a > w J w§ CO 39 G E!