HomeMy WebLinkAboutPC_2011-12-06_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION A GENDA
Regular Meeting
Tuesday, December 6, 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 NOVEMBER 15, 2011.
2. APPROVAL OF THE 2012 PLANNING COMMISSION MEETING SCHEDULE.
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City of Atascadero Planning Commission Agenda
COMMUNITY DEVELOPMENT STAFF REPORTS
Regular Meeting, December 6, 2011
Page 2 of 6
3. PLN 2011-1399 / TREE REMOVAL PERMIT 2011-0151 FOR 6907 EL CAMINO REAL
Property Owner/
City of Atascadero, 6907 EI Camino Real, Atascadero, CA 93422
Applicant:
Certified Arborist:
A & T Arborists, PO Box 1311, Templeton, CA 93465
Project Title:
PLN 2011-1399 / TRP 2011-0151
Atascadero Creek Pedestrian Bridge, Tree Removal & CEQA Certification
Project Location:
Atascadero Creek Reservation #3-B, APN 029-361-003 (Behind City Hall)
Project Description:
A downtown pedestrian bridge is planned over Atascadero Creek to connect the
Sunken Gardens to Colony Square. Construction of the bridge includes removal
and/or significant trimming of up to 6 native trees. Removals and/or significant
trimmings consist of two (2) sycamores (removal of stump sprouts and south truck
only), two (2) black walnuts, one (1) 4 -inch live oak, and one (1) dead tree which is
identified as either a cottonwood or a sycamore (identification difficult due to condition
of dead tree). Only branches or trunks which directly interfere with the bridge
installation shall be removed.
General Plan Designation: Open Space
Zoning District: Open Space
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is
Proposed
proposed for Planning Commission certification. The Mitigated Negative Declaration is
Environmental
available for public review from 11/7/11 through 12/6/11 at 6907 EI Camino Real,
Determination:
Community Development Department from 8:30 a.m. to 5:00 p.m. Monday through
Thursday.
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City of Atascadero Planning Commission Agenda
PUBLIC HEARINGS
Regular Meeting, December 6, 2011
Page 3 of 6
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).)
4. PLN 2099-0818, AMENDMENT TO CUP 2005-0175 AND TPM 2005-0080 FOR
13000 ATASCADERO AVE., (PREVIOUSLY EAGLE CREEK GOLF COURSE)
Property
Kevin McGurty, 14002 San Antonio Road, Atascadero, CA 93422
Owner/Applicant:
Project Title:
PLN 2099-0818, Amendment to Amendment to CUP 2005-0175 and TPM 2005-0080
Eagle Creek Golf Course, Conversion to Residential Structures
Project Location:
13000 Atascadero Ave., Atascadero, CA 93422
APN 045-391-020 and 025 (San Luis Obispo County)
Project
An amendment to the 2007 Conditional Use Permit and Tentative Parcel Map is currently
Description:
being proposed. The current property owner is proposing not to complete the site grading,
access road, or new landscape in the open space area which was proposed by the
previous owner and conditioned with the project in 2007. The existing structures near
Atascadero Road (previously the golf course restaurant, club house, and storage buildings)
would be converted into 2 single-family residences, consistent with the current General
Plan Land Use Designation, Zoning, and Planned Development overlay.
Zoning: Residential Single Family -Y (RSF-Y) with P-8 overlay
General Plan Designation: Single Family Residential -Y (SFR -Y)
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is
Proposed
proposed for Planning Commission certification. The Mitigated Negative Declaration is
Environmental
available for public review from 11/17/11 through 12/6/11 at 6907 EI Camino Real,
Determination:
Community Development Department from 8:30 a.m. to 5:00 p.m. Monday through
Thursday.
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City of Atascadero Planning Commission Agenda Regular Meeting, December 6, 2011
Page 4 of 6
5. PLN 2007-1190, AMENDMENT TO CONDITIONAL USE PERMIT 2007-0203
FOR 9525 GALLINA COURT
Property
Milan and Ruth Vrajich, 9525 Gallina Court, Atascadero, CA 93422
Owners/Applicants:
Robert Davis, 8787 Plata Lane #5, Atascadero, CA 93422
Project Title:
PLN 2007-1190 Amendment to Conditional Use Permit 2007-0203
Project Location:
9525 Gallina Court, Atascadero, CA 93422
APN 054-272-025 (San Luis Obispo County)
Project
The proposed project consists of an application for an Amendment to a Conditional Use
Description:
Permit of a previously approved Conditional Use Permit (PLN 2007-1190) to increase
the number of residential care patients from 10 patients to 15 patients at an existing
residential care facility located at 9525 Galina Court
Zoning: Residential Suburban (RS)
General Plan Designation: Residential Estate (RE)
Proposed
General Plan Designation: Service Commercial (SC)
Environmental
Class 1 CEQA Exemption: Existing Facilities.
Determination:
6. PLN 2099-0284, RECONSIDERATION OF CONDITIONAL USE PERMIT 2005-0161
Property
James Duty, 8787 Plata Lane #3, Atascadero, CA 93422
Owners/Applicants:
Robert Davis, 8787 Plata Lane #5, Atascadero, CA 93422
Project Title:
PLN 2099-0284 Reconsideration of Conditional Use Permit 2005-0161
Project Location:
8900, 8910 EI Camino Real, Atascadero, CA 93422
APN 056-051-033 (San Luis Obispo County)
Project
The proposed project consists of an application for a Reconsideration of a Conditional
Description:
Use Permit to permit construction of Phase II storage building. The new building would
include 1,000 sf expansion of an existing automotive repair shop and 2,920 sf of
additional indoor storage for a total of 3,920 sf building, consistent with the previous
project approval of a 4,000 sf future storage building.
Zoning: Commercial Service (CS)
General Plan Designation: Service Commercial (SC)
Project Consistent with Adopted Mitigated Negative Declaration 2005-0031.
Proposed
Environmental
Determination:
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City of Atascadero Planning Commission Agenda Regular Meeting, December 6, 2011
Page 5 of 6
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for December 20, 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.
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City of Atascadero Planning Commission Agenda Regular Meeting, December 6, 2011
Page 6 of 6
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.
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ITEM NUMBER: 1
DATE: 12-6-11
CITY OF A TA SCA DERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting — Tuesday, November 15, 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 Cooper, Dariz, Schmidt, Wingett, Vice Chairperson
Ward, and Chairperson Bentz
Absent: Commissioner Colamarino (excused)
Others Present: Recording Secretary Annette Manier
Victor Montgomery, RRM Design Group
Steve Weinberger, W -Trans
Randy Chafin, Michael Brandman Associates
Jason Brandman, Michael Brandman Associates
Staff Present: Community Development Director Warren Frace
Public Works Director Russ Thompson
Associate Planner Callie Taylor
Assistant Planner Alfredo Castillo
Deputy Director of Public Works -Engineering David Athey
Fire Marshal Tom Peterson
Community Services Director Brady Cherry
PC Draft Action Minutes of 11/15/11
Page 1 of 4
APPROVAL OF AGENDA
MOTION: By Commissioner Cooper and seconded by
Commissioner Schmidt to approve the agenda.
Motion passed 6:0 by a roll -call vote. (Colamarino
absent)
PUBLIC COMMENT
None
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE PLANNING COMMISSION
MEETING ON OCTOBER 4, 2011.
MOTION: By Commissioner Schmidt and seconded by Vice Chairperson
Ward to approve the Consent Calendar.
Motion passed 6:0 by a roll -call vote. (Colamarino absent)
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
None
PC Draft Action Minutes of 11/15/11
Page 2 of 4
COMMUNITY WORKSHOP
2. PLN 2008-1280, EAGLE RANCH SPECIFIC PLAN WORKSHOP
Property Owner:
Eagle Ranch, LLC c/o Greg Smith and Jeff Smith, PO Box 25010, Ventura, CA 93002
Applicant:
RRM Design Group, 3765 S. Higuera St., Ste. 102, San Luis Obispo, CA 93401
Project Title:
PLN 2008-1280 / Eagle Ranch Specific Plan
Project Location:
Eagle Ranch (San Luis Obispo County)
Project
The Eagle Ranch Specific Plan is a 3,450+ acre, undeveloped area containing 450+
Description:
undeveloped Atascadero Colony lots and a network of un -built Colony roads that were
originally established by E. G. Lewis' 1914 Atascadero Colony Map. The Specific Plan
would reconfigure these colony lots into a master planned community that includes
housing, commercial uses, parks, trails, open space, and tourist serving facilities.
Director Frace introduced City staff, Steve Weinberger from W -Trans, Randy Chafin
from Michael Brandman Associates and Jason Brandman from Michael Brandman
Associates. Director Frace explained the process of tonight's informal meeting, and
explained that the public will be given an opportunity to ask questions. Director Frace
gave the history and background on the Eagle Ranch project. Director Frace also
explained that there will be future meetings, including a LAFCO public review process.
The City's website will accept comments on the project, and the public can put comment
cards in the comment card box at the back of the room. Comments will be considered
during the development of the EIR.
Randy Chafin, Director of Environmental Planning with Michael Brandman Associates,
gave a presentation on the project. (Exhibit A)
Victor Montgomery, RRM Design Group, gave a presentation on the project. (Exhibit B)
PUBLIC COMMENT
The following people spoke during public comment: Alana Reynolds, Sherry Condon,
Paul Hyman, Barry Baker, Jody Smith, Diana Larsen, Mark Frazier, Twyla Martin,
Dennis Derickson, Red Heesch, Terry Grebel, Matt Gillette, Brenda Noel, Kris
Hollensen, Fred Collins, Craig Smith, Ellen Beraud.
Staff and consultants answered questions from the public.
The meeting was video -recorded and is available on the City's website for public review.
Chairperson Bentz closed the public comment period.
PC Draft Action Minutes of 11/15/11
Page 3 of 4
Commissioners made comments about the larger issues surrounding Eagle Ranch,
asked questions, and made comments about the project. Director Frace answered
questions from the Commission.
Chairperson Bentz stated that the EIR will be the next step in the process and that
document will address the public's concerns. The Planning Commission did not take
any action on the project.
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTORS REPORT
• Director Frace announced again that the next step for the Eagle Ranch project
will be a joint session with the Planning Commission and City Council to review
comments.
• Director Frace stated that the next meeting is scheduled for December 6, 2011.
ADJOURNMENT - 9:21 p.m.
The next regular meeting of the Planning Commission is scheduled for December 6,
2011, at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero.
MINUTES PREPARD BY:
Annette Manier, Recording Secretary
The following exhibits are available in the Community Development Department.
Exhibit A — Presentation from Michael Brandman Associates
Exhibit B — Presentation by RRM Design Group
\\cityhall\cdvipmnt\— pc minutes\pc minutes 11\pc draft actn minutes 11 15 11.am.docx
PC Draft Action Minutes of 11/15/11
Page 4 of 4
DRAFT
ITEM NUMBER: 2
DATE: 12-6-11
CITY OF ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Commission
DRAFT Meeting Schedule 2012
MEETING DATE�
MEETING TYPE
TIME
LOCATION:
ChambersCity Hall
Council
6907 El Camino Real
Atascadero
January 3
No Meeting
7:00 p.m.
January 17
Regular
7:00 p.m.
February 7
Regular
7:00 p.m.
February 21
Regular
7:00 p.m.
March 6
March 20
Regular
Regular
7:00 p.m.
7:00 p.m.
"
"
April 3
Regular
7:00 p.m.
"
April 17
Regular
7:00 p.m.
"
May 1
Regular
7:00 p.m.
"
May 15
Regular
7:00 p.m.
"
June 5
Regular
7:00 p.m.
"
June 19
Regular
7:00 p.m.
"
July 3
Regular
7:00 p.m.
"
July 17
Regular
7:00 p.m.
"
August 7
Regular
7:00 p.m.
"
August 21
Regular
7:00 p.m.
"
September 4
Regular
7:00 p.m.
"
September 18
Regular
7:00 p.m.
"
October 2
Regular
7:00 p.m.
"
October 16
November 6
Regular
7:00 p.m.
7:00 p.m.
"
Regular
"
November 20
Regular
7:00 p.m.
"
December 4
Regular
7:00 p.m.
"
December 18
Regular
7:00 p.m.
"
\\Cityhall\cdvlpmnt\PC Meeting Schedule\Draft PC Meeting Schedule 2012.doc
6907 EL CAMINO REAL, ATASCADERO, CA 93422 . (805) 461-5000 9 FAX (805) 461-7612
ITEM NUMBER: 3
DATE: 12-6-11
Atascadero Planning Commission
Staff Report — Community Development Department
Callie Taylor, Associate Planner, 470-3448, ctaylor@atascadero.org
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
Atascadero Creek Pedestrian Bridge
Tree Removal & CEQA Certification
(City of Atascadero)
SUBJECT:
The Atascadero Redevelopment Agency is currently working on a downtown pedestrian
bridge over Atascadero Creek to connect the Sunken Gardens to Colony Square.
Construction of the bridge includes the proposed removal and/or significant trimming of
up to six (6) native trees.
RECOMMENDATION:
Staff Recommends:
Planning Commission adopt resolution PC 2011-0022 to allow the removal and/or
significant trimming of up to 6 native trees, including two (2) sycamores, two (2) black
walnuts, one (1) 4 -inch live oak, and one (1) dead cottonwood/sycamore (species
unclear due to condition).
Situation and Facts -
1 .
acts:1. Property Owner/Applicant: City of Atascadero, 6907 EI Camino Real
Atascadero, CA 93422
2. Project Address: Atascadero Creek Reservation #3-B,
APN 029-361-003 (Behind City Hall)
3. Certified Arborist: A & T Arborists, PO Box 1311, Templeton, CA 93465
4. General Plan Designation: Open Space (OS)
5 Zoning District: Open Space (OS)
6 Site Area: Approx. 3 acre site
ITEM NUMBER: 3
DATE: 12-6-11
DISCUSSION:
Background:
The 2005 Downtown Revitalization Plan (See attachment 3) envisioned an Atascadero
Creek pedestrian bridge and creek side trail that would connect Downtown to Colony
Square. With the completion of the Galaxy Theatre at Colony Square, the pedestrian
bridge has become the number one priority for the Redevelopment Agency. Staff is
currently working on the design and engineering for the pedestrian bridge, which is
scheduled to be installed next summer, 2012.
One of the primary purposes of the pedestrian bridge is to improve pedestrian
circulation throughout the Downtown, which will benefit businesses and make more
public parking available for Colony Square. In order to make this connection, the City
has acquired a 2,500 square foot lot along East Mall which will allow for a straight line
pedestrian connection with a plaza area between East Mall and Colony Square. A
conceptual Master Plan of the Downtown Atascadero Creek block overall Master Plan
for the plaza, trails, and pedestrian bridge has been developed in association with the
Design Review Committee, Main Street, the Historic Society, and the plans were
reviewed by the Redevelopment Agency/Council on November 22. The plan envisions a
number of possible improvements that would enhance pedestrian circulation and
access to the creek as well as creating a new public gathering place tentatively called
"Centennial Plaza." The project would provide the following features and public benefits:
• Pedestrian connection to Colony Square
• Improved downtown parking
• Downtown restroom for Sunken Garden / Transit Center
• Creek side trail
• Creek restoration and improved public access with interpretive signage
• Improved visibility and police monitoring of Creek
• ADA parking for City Hall and Colony House
• Relocation of Colony houses from Walmart project area (EIR mitigation
requirement)
• Public enhancement project for Atascadero's Centennial celebration in 2013.
• Enhanced location for Tent City / Colony Days
• Public art
ITEM NUMBER: 3
DATE: 12-6-11
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ITEM NUMBER: 3
DATE: 12-6-11
Analysis:
City staff and the project design team have worked closely with the project arborist and
biologist to design a bridge which will have as minimal impact to the creek as possible.
The bridge will be a prefabricated steel arch truss measuring 160 feet in length, and will
span the entire width of the creek and banks. The bridge would be lowered onto and
attached to the abutments on the upper terrace, and a wood deck would be attached to
the bridge. The bridge will be located completely outside the flow of the creek, with
abutments well above the ordinary high water mark. All other proposed site
improvements, including the creek trail, multi -use path, centennial plaza, and
improvements to the parking lot, would be located outside the riparian areas and set
back well above the creek bank.
The placement of the pedestrian bridge is intended to allow for a view corridor from the
Historic City Hall building to the Galaxy Theater rotunda, thereby visually connecting the
downtown and Colony Square. The view corridor through the area is also a key
consideration for police and safety. Due to the precise axial alignment of this view
corridor, some trees will need to be removed to make room for the bridge installation.
The design team has planned installation to avoid several large sycamores on either
side of the bridge which will provide shade and greenery without interfering with
visibility.
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ITEM NUMBER: 3
DATE: 12-6-11
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ITEM NUMBER:
DATE: 12-6-11
Tree Removals:
An Arborist Report has been submitted to address the impacts construction will have on
the existing native trees. All trees which may potentially require removal and/or trimming
have been identified by the arborist in the attached report. Staff will work with the
contractor to attempt to save some of the trees if possible. Construction of the bridge
includes removal and/or significant trimming of up to six (6) native trees. Removals
and/or significant trimmings consist of two (2) sycamores, two (2) black walnuts, one (1)
4 -inch live oak, and one (1) dead tree identified as either a cottonwood or a sycamore
(identification difficult due to condition of dead tree). Only branches or trunks which
directly interfere with the bridge installation will be removed. Tree removals shall be
conducted in a manner to preserve native trees wherever possible. For example, the
multi -trunked sycamore (tree #6) is identified as a removal, however, the tree will first be
only trimmed to remove the smaller south trunk and stump sprouts, and attempts will be
made to save the large north trunk. Trees that are in close proximity to the bridge shall
be saved, provided that they are not a safety hazard and do not lean towards the bridge
in a manner which would cause a safety concern. The large existing trees around the
bridge will provide shade, enhanced views, and native habit viewing.
The Atascadero Native Tree Ordinance requires that all tree removals be mitigated
through either replanting or payment into the tree mitigation fund. A restoration plan is
proposed in conjunction with the creek trail and will incorporate mitigation plantings. The
following table summarizes the maximum potential removals associated with the bridge
installation and the associated mitigation plantings. If all six native trees identified by the
arborist are removed, then replanting will consist of 72 new 5 -gallon native trees, or
equivalent. Due to the deteriorated condition and lack of bark on Tree #3, identification
was unclear, and the tree is therefore being considered as native tree for mitigation
purposes. Willows and trees less than 2 -inches in diameter are not listed on the tree
removal permit as trees of this size and/or type do not require removal permits.
Evergreen Native Trees (inches) Deciduous Native Trees (inches) ITotals
dbh notes dbh notes
4 -inches Tree #17 Live Oak 1 37 -inches Tree #3 sycamore/cottonwood (dead)
2 38 -inches Tree #6 sycamore (south trunk only)
3 11 -inches Tree #8 sycamore (stump sprouts only)
4 18 -inches Tree #16 black walnut (dead)
5 2 -inches Tree #18 black walnut
Total 4 -inches Total 110 -inches
Mitigation Requirement
req'd tree replace 1 five gal trees req'd tree replacers 71 five gal trees 72 five gal trees
Proposed Replant 0 five gal trees Proposed Replanti 0 five gal trees 0 five gal trees
0 box trees (24") 0 box trees (24") 0 box trees (24")
Remaining Mitiga 1 five gal trees Remaining Mitigati
Tree Fund PaymE $ 66.67 Tree Fund Paymer $
71 five gal trees 72 five gal trees
f 1
3,533.33 $ 3,600.00
ITEM NUMBER: 3
DATE: 12-6-11
Environmental Review:
A proposed Mitigated Negative Declaration has been prepared for the pedestrian bridge
and plaza master plan project. The document was circulated for public review between
November 7, 2011 and December 6, 2011. The Proposed Mitigated Negative
Declaration is attached to this report for the Planning Commission review. Certification
of the Mitigated Negative Declaration is included in draft Planning Commission
Resolution 2011-0022.
A Biological Assessment was prepared by Althouse and Meade and an arborist report
was prepared by A&T arborists. Mitigation measures were incorporated in the CEQA
document based on these assessments in order to address any potential impacts to the
creek and riparian habitat. The riparian habitat in the area is in a degraded condition as
an urban stream through the City. The proposed project includes creek restoration and
riparian enhancement that would be completed under the direction of the project
biologist. A significant portion of riparian habitat along Atascadero Creek would be
restored and/or enhanced by removing non-native species, and planting native species
such as willow, walnut, oak, and native blackberry in accordance with a habitat
restoration plan developed for the project by Althouse and Meade.
FINDINGS:
In considering any tree removal request, at least one of the required findings must be
made. Staff has identified the following finding as appropriate for the application
request.
The tree is obstructing proposed improvements that cannot be reasonably designed to
avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following factors:
• Early consultation with the City;
• Consideration of practical design alternatives;
• Provision of cost comparisons (from applicant) for practical design
alternatives;
• If saving the tree eliminates all reasonable uses of the property; or
• If saving the tree requires the removal of more desirable trees.
CONCLUSIONS:
Installation of the proposed pedestrian bridge will require removal and/or significant
trimming of up to six native trees. Only branches or trunks which directly interfere with
the bridge installation shall be removed. Tree removals shall be conducted in a manner
to preserve native trees wherever possible. Removals shall be mitigated through
replanting with the creek restoration plan which is proposed concurrently with the bridge
project.
ITEM NUMBER: 3
DATE: 12-6-11
ALTERNATIVES:
1. The Commission may approve the project with additional or revised project
conditions.
2. The Commission may deny the project if it is found that the required findings cannot
be made. The Commission's motion to deny must include a finding basis for denial.
3. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
ATTACHMENTS:
Attachment 1 — Location Map (General Plan & Zoning)
Attachment 2 — Aerial Photo
Attachment 3 — 2005 Downtown Revitalization Plan
Attachment 4 — Arborist Report
Attachment 5 — Proposed Mitigated Negative Declaration
Attachment 6 — Draft Resolution PC 2011-0022
ITEM NUMBER: 3
DATE: 12-6-11
ATTACHMENT 1: Location Map (General Plan and Zoning)
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
Atascadero Creek Reservation
Zoning: Downtown Commercial & Open Space
General Plan Designation: Downtown & Open Space
Surrounding Zoning: Downtown Commercial (DC)/Open Space
(OS)/Downtown Office (DO)
ITEM NUMBER
DATE: 12-6-11
ATTACHMENT 2: Aerial Photo
Atascadero Creek Reservation
ATTACHMENT 3: 2005 Downtown Revitalization Plan
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ITEM NUMBER: 3
DATE: 12-6-11
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ITEM NUMBER:
DATE: 12-6-11
ATTACHMENT 4: Arborist Report
A & T ARSOR=STS � �-
P.O. BOX 1311 TEMPLETON, CA 93465 (805) 4340131
10-24-11 RECEIVE
City of Atascadero OCT 2 5 2011 i
Ann: Geoff English
(805) 470-3142 6MMUNITY DEVEU)tENT
(805) 470-3143 fax "`
This report is in regard to the planned foot bridge to be constructed behind city hall over
Atascadero Creek. Within the riparian zone are willow trees (Salix sp.), cottonwood trees
(Populous,%remonrii), sycamores (Plata»us racemosa), black walnuts (Judlans hindsii),
valley oaks (Quercus loba/a), and coast live oaks (Quercus ugrifolia). Although willow
trees are not on the protected tree list for the City, they arc part of the CEQA
requirements for this project. In addition, one 1.5 inch diameter valley oak and two .5
inch diameter black walnuts were inventoried per the biologist's request. The plan is to
crane in the bridge once the path is clear and the landings are constructed. The trees
required for clearing consist of six willows (106 diameter inches), one dead 37 inch
cottonwood that will be felled and left for habitat, two sycamores (49 diameter inches),
one valley oak (1.5 diameter inches), three black walnuts (19 diameter inches), and one
four inch diameter live oak. It should be noted that 18 of the 19 total diameter inches for
the black walnuts is a dead tree. In addition, the north trunk of trec #6 (a sycamore) will
most likely be saved. After reviewing the site, the crane operator expressed some
concerns with some additional trees. Tree 0850 per the plans is a large sycamore tree just
south of the bridge location. This tree will need to have 20-30 feet removed from the top.
This tree is somewhat close to the high voltage lines on the east side of Atascadero
Creek. The arborist company that performs this work should use extreme care in'
executing this work. Three willow trees located just underneath the power lines. These
trees may also need to be trimmed. Tree #837 is a black walnut located between the
willow trees and the sycamore mentioned above. The dead portion of this tree needs to
be removed.
This project shall require an on-site pre -construction meeting with the city, general
contractor, and the arborist. Topics will include monitoring and requirements for a
positive final letter. In addition, discussion will include the projected path(s) of the large
crane required for this job so that compaction can possibly be mitigated with six inches of
chip mulch within the drip lines.
All trees potentially impacted by this project are numbered and identified on both the
grading plan and the spreadsheet. Trees are numbered on the grading plans and in the
field with an aluminum tag. Tree protection fencing is shown on the grading plan. In the
field, trees to be saved have yellow tape and trees to be removed have red tape.
Tree Rating System
ITEM NUMBER
DATE: 12-6-11
A rating system of 1-10 was used for visually establishing the overall condition of each
tree on the spreadsheet. The rating system is defined as follows:
Ratine Condition
tl Deceased
1 Evidence of massive past failures, extreme disease and is in severe
decline.
2 May be saved with attention to class 4 pruning, insect/pest
eradication and future monitoring.
3 Some past failures, some pests or structural defects that may be
mitigated by class IV pruning.
4 May have had minor past failures, excessive deadwood or minor
structural defects that can be mitigated with pruning.
5 Relatively healthy tree with little visual structural and or pest
defects.
6 Healthy tree that probably can be left in its natural state.
7-9 Have had proper arboricultural pruning and attention or have no
apparent structural defects.
10 Specimen tree with pertct shape, structure and foliage in a
protected setting (i.e. park, arboretum).
The following mitigation measures/methods must be fully understood and followed by
anyone working within the drip line of any native tree. Any necessary clarification wit]
be provided by us (the arborists) upon request.
Fencing: The proposed fencing shall be shown in orange ink on the grading
plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge
of the drip line or line of encroachment for each tree or group of trees. The fence shall be
up before any construction or earth moving begins. The owner shall be responsible for
maintaining an erect fence throughout the construction period. The arborist(s), upon
notification, will inspect the fence placement once it is erected. After this time, fencing
shall not be moved without arborist inspection/approval. if the orange plastic fencing is
used, a minimum of four zip ties shall be used on each stake to secure the fence. All
efforts shall be made to maximize the distance from each saved tree. The fencing must
be constructed prior to the city pre -construction meeting for inspection by the city and the
arborists.
Soil Aeration Methods: Soils within the drip fine that have been completed
by heavy equipment and/or construction activities mast be returned to their original state
before all worts is completed. Methods include water jetting, adding organic matter, and
boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the
application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise.
Chip Mulch: All areas within the drip line of the trees that cannot be fenced
shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the
effects of soil compaction.
ITEM NUMBER: 3
DATE: 12-6-11
Grading Within The Drip Line: Grading should not encroach within the drip
line unless authorized. Grading should not disrupt the normal drainage pattern around the
trees. Fills should not create a ponding condition and excavations should not leave the
tree on a rapidly draining mound.
Exposed Roots: Any exposed roots shall be re-covered the same day they
were exposed. If they cannot, they must be covered with burlap or another suitable
material and wetted down 2x per day until re -buried.
Equipment Operation: Vehicles and all heavy equipment shall not be
driven under the trees, as this will contribute to soil compaction. Also there is to be no
parking of equipment or personal vehicles in these areas. All areas behind fencing are off
limits unless pre -approved by the arborist.
Existing Surfaces: The existing ground surface within the drip line of all
native trees shall not be cut, filled, compacted or pared, unless shown on the grading
plans and approved by the arborist.
Construction Materials And Waste: No liquid or solid construction waste
shall be dumped on the ground within the drip line of any native tree. The drip line areas
are not for storage of materials either.
Arborist Monitoring: An arborist shall be present for selected activities
(trees identified on spreadsheet and items bulleted below). The monitoring does not
necessarily have to be continuous but observational at times during these activities. It is
the responsibility_ of the City or their designee to inform us prior to these events so we
can make arrangements to be present. It is the responsibility of the owner to contract
(prior to construction) a locally licensed and insured arborist that will document all
monitoring activities.
• pre -construction fence placement
• any utility or drainage trenching within any drip line
• All grading and trenching near trees requiring monitoring on the spreadsheet
Pre -Construction Meeting: An on-site pre -construction meeting with the
Arborist(s), City, and the general contractor shall be required for this project. Prior to
final occupancy, a letter from the artwist(s) shall be required verifying the
health/condition of all impacted trces and providing any recommendations for any
additional mitigation. The letter shall verify that the arborist(s) were on site for all
grading and/or trenching activity that encroached into the drip line of the selected native
ti -ccs, and that all work done in these areas was completed to the standards set forth
above.
Pruning: Class 4 pruning includes -Crown reduction pruning shall consist of
reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning.
No pruning shall take more than 250/a of the live crown of any native tree. Any trees that
may need pruning for clearance shall be pruned prior to any construction activities to
avoid any branch tearing.
ITEM NUMBER:
DATE: 12-6-11
Fertilization and Cultural Practices: As the project moves toward
completion, the arborist(s) may suggest either fertilization andlor mycorrhiza applications
that will benefit tree health. Mycorrhiza offers several benefits to the host plant,
including taster growth, improved nutrition, greater drought resistance, and protection
from pathogens.
The included spreadsheet includes trees listed by number, species and multiple stems if
applicable, diameter and breast height (4.5'), condition (scale from poor to excellent),
status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation
required (fencing, root pruning, monitoring), construction impact (trenching, grading),
recommended pruning and individual tree notes.
If all the above mitigation measures are followed, we feel there will be no additional
long-term significant impacts to the remaining native trees.
A & T Arborists strongly suggests that the responsible party (owner of their designee)
make copies of this report. Any reproduction by A & T Arborists or changes to this
original rep�)rt will require an additional charge.
Please let us know if we can be of any future assistance to you for this project.
Steven G. Alvarez
Certified Arborist #WC 0511
Chip Tamagni
Certified Arborist WE 643&A
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ITEM NUMBER: 3
DATE: 12-6-11
ITEM NUMBER
DATE: 12-6-11
ATTACHMENT 5: Proposed Mitigated Negative Declaration
See following
ITEM NUMBER: 3
DATE: 12-6-11
ATTACHMENT 6: Draft Resolution PC 2011-0022
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
Downtown Pedestrian Bridge Tree removal & CEQA Certification
DRAFT RESOLUTION NO. PC 2011-0022
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO CERTIFING MITIGATED NEGATIVE
DECLARATION 2011-0003 AND APPROVING
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
TO ALLOW THE REMOVAL OF UP TO 6 NATIVE TREES
FOR THE DOWNTOWN PEDESTRIAN BRIDGE AT APN 029-361-003
(CITY OF ATASCADERO)
WHEREAS, an application was received from City of Atascadero and Atascadero
Redevelopment Agency, 6907 El Camino Real, Atascadero, CA 93422 (Owners/Applicants), for
a Tree Removal Permit for removal and/or significant trimming of up to six (6) native trees; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2011-0003 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on December 6, 2011, at 7:00 p.m. and considered testimony and reports from staff,
the applicants, and the public; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Certification of Mitigated Negative Declaration. The Planning
Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2011-
0003 based on the following findings:
1. The Mitigated Negative Declaration has been completed in compliance with
requirements of the California Environmental Quality Act; and,
2. The project does not have the potential to degrade the environment; and
3. The project will not achieve short-term to the disadvantage of long-term
environmental goals; and,
4. The project does not have impacts which are individually limited, but cumulatively
considerable; and,
5. The project will not cause substantial adverse effects on human beings either directly
or indirectly.
ITEM NUMBER: 3
DATE: 12-6-11
SECTION 2. Findings for tree removal. The Planning Commission finds as follows:
1. The tree is obstructing proposed improvements that cannot be reasonably designed to
avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
• Early consultation with the City;
• Consideration of practical design alternatives;
• Provision of cost comparisons (from applicant) for practical design
alternatives;
• If saving tree eliminates all reasonable uses of the property; or
• If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The Planning Commission does hereby approve Tree Removal
Permit 2011-0151 for the removal and/or significant trimming of up to six (6) native trees,
subject to the following Conditions and Exhibits:
EXHIBIT A: Proposed Mitigated Negative Declaration 2011-0003
EXHIBIT B: Conditions of Approval
EXHIBIT B: Tree Protection Plan
On motion by Commissioner and seconded by Commissioner ,
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSENT:
ADOPTED:
ABSTAINED:
CITY OF ATASCADERO, CA
David Bentz
Planning Commission Chairperson
ATTEST:
Warren Frace
Planning Commission Secretary
ITEM NUMBER: 3
DATE: 12-6-11
EXHIBIT A: Proposed Mitigated Negative Declaration 2011-0003
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
'J (_CITY OF ATASCDERC)
— • • S: ': 014141TPiIT^l DE k-EL,0F1, EtIT DEFAF-'n%AEPiT
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NUnGATED NEGATIVE DECLARATION
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Date_
690" EL CAYMN0 REAL A1ASCADERO, CA'_13422 • (805)461-5000 •FAX 461-7612
ITEM NUMBER:
DATE: 12-6-11
EXHIBIT B: Conditions of Approval / Mitigation Monitoring
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
Planning Conditions
1. The approval of this application shall become final, subject to the
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completion of the conditions of approval, 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.
2. All recommendations and tree protection measures, as outlined
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in the Tree Protection Report, prepared by A&T Arborists shall
be implemented prior to and during all construction activity on
the project site.
3. Tree removal shall be mitigated per the native tree ordinance.
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Mitigation Measures
Mitigation Measure 1.c.1: A landscape plan and restoration plan
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1.C.1
shall be provided in conjunction with the proposed project. The
landscape architect shall consult with the project biologist to identify
compatible native landscaping along the creek trail and plaza areas.
Creek restoration and vegetation enhancement in the riparian areas
shall be completed in accordance with the biologist's
recommendations.
Mitigation Measure 1.d.1: All lighting fixtures shall be shall be
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1.d.1
shielded cut-off type to prevent light spill. Lighting shall be directed
towards the bridge and/or pedestrian walkways, and shall not be
directed at the creek or other sensitive native habitat areas. Biologist
to review lighting design plan prior to installation.
Mitigation Measure 3.b.1: The project shall be conditioned to
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3.b.1
comply with all applicable District regulations pertaining to the
control of fugitive dust (PM -10) as contained in the December 2009
Air Quality Handbook.
Section 2.3.1: Standard Mitigation Measures for Construction
Equipment
• Maintain all construction equipment in proper tune
according to manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generator sets, compressors,
auxiliary ower units, with ARB certified motor vehicle
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
Downtown Pedestrian Bridge
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
F0: 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
diesel fuel (Non -taxed version suitable for use off-road).
• Use diesel construction equipment meeting ARB's Tier 2
certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State off -Road Regulation.
• Use on -road heavy-duty trucks that meet the ARB's 2007
or cleaner certification standard for on -road heavy-duty
diesel engines, and comply with the State On -Road
Regulation.
• Construction or trucking companies with fleets that that do
not have engines in their fleet that meet the engine
standards identified in the above two measures (e.g.
captive or NOx exempt area fleets) may be eligible by
proving alternative compliance.
• All on and off-road diesel equipment shall not idle for more
than 5 minutes. Signs shall be posted in the designated
queuing areas and or job sites to remind drivers and
operators of the 5 minute idling limit.
• Diesel idling within 1,000 feet of sensitive receptors is not
permitted.
• Staging and queuing areas shall not be located within
1,000 feet of sensitive receptors.
• Electrify equipment when feasible.
• Substitute gasoline -powered in place of diesel -powered
equipment, where feasible.
• Use alternatively fueled construction equipment on-site
where feasible, such as compressed natural gas (CNG),
liquefied natural gas (LNG), propane or biodiesel.
Section 2.4 Fugitive PM10
Projects with grading areas that are less than 4 -acres and that are
not within 1,000 feet of any sensitive receptor shall implement the
following mitigation measures to minimize nuisance impacts and to
significantly reduce fugitive dust emissions
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities
to prevent airborne dust from leaving the site. Increased
watering frequency would be required whenever wind speeds
exceed 15 mph. Reclaimed (non -potable) water should be used
whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved
project re -vegetation and landscape plans should be
implemented as soon as possible following completion of any
soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be covered
with erosion control.
F. All disturbed soil areas not subject to re -vegetation should be
stabilized using approved chemical soil binder, jute netting, or
other methods approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved should be
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
complete as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to
be covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of
trailer) in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash off trucks and equipment leaving the
site.
K. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
L. All of these fugitive dust mitigation measures shall be shown on
grading and building plans; and
M. The contractor or builder shall designate a person or persons to
monitor the fugitive dust emissions and enhance the
implementation of the measures as necessary to minimize dust
complaints, reduce visible emissions below 20% opacity, and to
prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in
progress. The name and telephone number of such persons
shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
Mitigation Measure 3.b.2: The project shall be conditioned to
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3.b.2
comply with all applicable APCD regulations pertaining to Naturally
Occurring Asbestos. Prior to any grading activities at the site, the
project proponent shall ensure that a geologic evaluation is
conducted to determine if NOA is present within the area that will be
disturbed. If NOA is not present, an exemption request must be filed
with the District. If NOA is found at the site the applicant must
comply with all requirements outlined in the Asbestos ATCM. This
may include development of an Asbestos Dust Mitigation Plan and
an Asbestos Health and Safety Program for approval by the APCD.
Refer to the APCD web page at
http://www. slocleanair.org/business/asbestos. asp for more
information or contact the Enforcement Division at (805) 781-5912.
Mitigation Measure 3.b.3: The project contractor shall obtain all the
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3.b.3
necessary permits required by APCD for the use of portable
equipment that is 50 hp or greater. The contractor shall refer to
APCD's 2009 CEQA Handbook Technical appendices page 4-4 as a
guide to equipment and operations that may have permitting
requirements.
Mitigation Measure 3.b.4: To reduce the emissions impact of diesel
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3.b.4
vehicles accessing the facility, the applicant shall implement a "no
idle" zone for diesel delivery trucks. Heavy-duty diesel idling
emissions shall be minimized to the maximum extent using the
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
following techniques:
A. Idling areas shall not be located within 1,000 feet of Atascadero
Junior High School, to the extent feasible.
B. Diesel idling within 1,000 feet of Atascadero Junior High School is
not permitted to the extent feasible.
C. Use of alternative fueled equipment is recommended; and
D. Signs that specify no idling requirements shall be posted and
enforced at the site.
Mitigation Measure 4.a.1: Riparian habitat shall be protected from
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4.a.1
direct and indirect impacts where practicable. Riparian habitat
protections include avoiding direct impacts to drainages such as
culverts and crossings. Minimize indirect impacts by providing bio-
filtration of storm water and designing detention for residential and
roadway discharges.
Mitigation Measure 4.a.2: Where impacts to the riparian areas are
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4.a.2
proposed, the following steps must be completed depending upon
jurisdictional areas affected:
1. Permits must be obtained, as appropriate, from the
California Department of Fish and Game (DFG Code
1600), the U.S. Army Corps of Engineers (Section 404 of
the Clean Water Act), the Regional Water Quality Control
Board (Section 401 of the Clean Water Act). Earthwork
shall not exceed the limits of the project area.
2. A habitat restoration plan will be prepared and approved by
the City of Atascadero and other jurisdictional agencies, as
appropriate (i.e., California Department of Fish and Game,
U.S. Army Corps of Engineers, and the Regional Water
Quality Control Board). Riparian mitigation will increase the
aerial extent of riparian habitat on site at a two -to -one ratio
(created riparian area to impacted riparian area). Functions
and values of the created riparian zone shall be equivalent
to or better than the existing habitat.
3. Riparian habitat mitigation will provide enhancements for
listed species known to be present in the area. To the
extent possible, enhancements shall include re-creating
natural sinuosity within the stream channel, and root wad
placement to increase the quality of pool habitat.
4. Riparian mitigation will include weed abatement, native tree
mitigation planting, and native shrub planting between EI
Camino Real and Lewis Avenue Bridge. Weed abatement
shall especially focus on removal of non-native blackberry,
periwinkle, and Arundo. Native blackberries, elderberries,
and willows shall be planted as the dominant understory
cover.
5. Mitigation implementation and success will be monitored
for five years.
Mitigation Measure 4.a.3: When site disturbance is proposed within
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4.a.3
50 feet of riparian habitats, riparian protection and enhancement
shall be monitored during construction.
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
1. Orange fence (silt or mesh) will be installed at the edge of
proposed disturbance boundary.
2. Silt fence, straw wattles, or other appropriate best
management practices will be installed as needed to
prevent soil or other potential pollutants from entering the
stream channel.
3. The boundary will be labeled with highly visible signs that
indicate "Riparian Protection Zone — No construction
equipment or ground disturbance allowed."
Mitigation Measure 4.a.4: Immediately prior to ground disturbance
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4.a.4
activities along the wetted stream channel, a pre -construction survey
shall be conducted to determine the potential for steelhead to occur
in the work areas. If no water is present in the work areas, the
project may commence without further surveys or monitoring
obligations for steelhead. If water is present, the pre -construction
survey shall be conducted in a manner that will identify if steelhead
are present in the work areas.
Mitigation Measure 4.a.5: The project shall include riparian habitat
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4.a.5
enhancements intended to increase the quality of steelhead habitat
(see BR -2.2). These shall include planting appropriate native
riparian species to shade the stream and provide overhead cover for
steelhead along the stream edges.
Mitigation Measure 4.a.6: The installation of the bridge shall be
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4.a.6
conducted in summer months to avoid impacts to steelhead trout.
Mitigation Measure 4.a.7: Immediately prior to ground disturbance
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4.a.7
activities along the wetted stream channel, or any activity that
affects riparian habitat, a preconstruction survey shall be conducted
to determine the potential for pond turtles to occur in the work areas.
If no water is present in the work areas, the project may commence
with a biological monitor during initial vegetation removal activities.
The monitor shall be qualified and permitted to move pond turtles if
they are found in the project area.
Mitigation Measure 4.a.8: Prior to construction activities, a qualified
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4.a.8
biologist shall conduct training sessions to familiarize all construction
personnel with identification of California red -legged frogs, their
habitat, general provisions and protections afforded by the Federal
Endangered Species Act, measures necessary to protect California
red -legged frogs, and a review of the project boundaries. During
construction, a qualified biologist shall monitor construction
activities, including but not limited to, removal of the depositional
gravel bar and willow clump immediately adjacent to the Lewis
Avenue Bridge.
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4.a.9
Mitigation Measure 4.a.9: Within 48 hours of removing the
depositional gravel bar and willow clump near the Lewis Avenue
Bridge, the project site shall be surveyed for California red -legged
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
frogs by a qualified biologist. If any California red -legged frogs are
found, work within 25 linear feet in any direction of the frog shall not
start until the frog has moved from the area, and the U.S. Fish and
Wildlife Service shall be consulted for appropriate action.
Mitigation Measure 4.d.1: Immediately prior to ground disturbance
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4.d.1
activities, if work occurs between March 1 and August 1, nesting bird
surveys shall be conducted. To avoid impacts to nesting birds,
grading and construction activities that affect riparian habitat or trees
shall not be conducted during the breeding season from March 1 to
August 1. If construction activities must be conducted during this
period, nesting bird surveys shall take place within one week of
disturbance. If surveys do not locate nesting birds, construction
activities may be conducted. If nesting birds are located, no
construction activities shall occur within 100 feet of nests until chicks
are fledged. A 200 -foot buffer shall be implemented for nesting
raptors.
Mitigation Measure 4.e.1: Tree canopies and trunks within 25 feet of
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4.e.1
proposed pedestrian bridge alignment shall be mapped and
numbered by a qualified biologist and/or a licensed land surveyor
and/or arborist. Data for each tree shall include diameter at breast
height (4.5 feet above the soil surface) of each stem/trunk, canopy
diameter, tree height, tree health, and habitat notes (cavities for
birds or bats), raptor nests, wood rat nests, and unique features.
Mitigation Measure 4.e.2: Removal of native trees shall be mitigated
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4.e.2
in kind at the City's approved ratio for commercial projects.
Mitigation trees shall include replacement of red willows, California
sycamore, and coast live oak trees.
Mitigation Measure 4.e.3: Replacement trees shall be seasonally
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4.e.3
maintained (browse protection, weed reduction and irrigation, as
needed) and monitored annually for at least five years.
Mitigation Measure 4.e.4: Grading and excavation and grading work
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4.e.4
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 twenty feet of construction work shall be
fenced for protection with 4 -foot chain link, snow or safety
fencing placed per the approved tree protection plan. Tree
protection fencing shall be in place prior to any site
excavation or grading. Fencing shall remain in place until
completion of all construction activities.
6. Any roots that are encountered during excavation shall be
clean cut by hand and sealed with an approved tree seal.
ITEM NUMBER:
DATE: 12-6-11
Conditions of Approval
Timing
Responsibility
Mitigation
/Monitoring
Measure
PLN 2011-1399 / TRP 2011-0151/ PPN 2011-0249
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
Downtown Pedestrian Bridge
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary
WW: Wastewater
Occupancy
CA: City Attorney
F0: Final Occupancy
7. Utilities such as water, gas, power, cable, storm drainage,
and sewer should be redirected from under the canopy of
any trees that are to remain.
8. Where a building is placed within the canopy of a tree the
foundation should be redesigned so that it bridges across
any root systems.
9. Any foundation or other structure that encroaches within
the drip line of trees to be saved shall be dug by hand.
10. At no time shall tree roots be ripped with construction
equipment.
Mitigation Measure 4.e.5: The building permit site plan shall identify
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4.e.5
all protection and enhancement measures recommended by the
Certified Arborist in the Tree Protection Plan. Tree protection fencing
shall be installed at the locations called out in the Tree Protection
Plan. An inspection of the tree fencing shall be done by City staff
prior to issuance of building permits.
Mitigation Measure 5.d.1: In the event that human remains are
Ongoing
PS
5.d.1
discovered on the property, all work on the project shall stop and the
Atascadero Police Department and the County Coroner shall be
contacted. The Atascadero Community Development Department
shall be notified. If the human remains are identified as being Native
American, the California Native American Heritage Commission
(NAHC) shall be contacted at (916) 653-4082 within 24 hours. A
representative from both the Chumash Tribe and the Salinan Tribe
shall be notified and present during the excavation of any remains.
Mitigation Measure 6.b.1: The grading permit application plans
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6.b.1
shall include erosion control measures to prevent soil, dirt, and
debris from entering the creek or storm drain system during and
after construction. The plans shall be reviewed by the City Engineer
at the time of Building Permit application.
Mitigation Measure 9.e.f.1: The City is responsible for ensuring that
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9.e.f.1
all contractors are aware of all storm water quality measures and
that such measures are implemented. Failure to comply with the
approved construction Best Management Practices will result in the
issuance of correction notices, citations, or stop orders.
Mitigation Measure 9.e.f.2: The landscaping plan shall contain Low
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9.e.f.2
Impact Development elements, as appropriate, to help mitigate any
additional impervious surfaces added to the site to reduce storm
water runoff.
Mitigation Measure 12.d.1: All construction activities shall comply
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12.d.1
with the City of Atascadero Noise Ordinance for hours of operation.
EXHIBIT C: Tree Protection Plan
�NINtlVd ilWdW
ITEM NUMBER: 3
DATE: 12-6-11
r
I
0
ITEM NUMBER: 4
DATE: 12-6-11
Atascadero Planning Commission
Staff Report - Community Development Department
Callie Taylor, Associate Planner, (805) 470-3448, ctaylor@atascadero.org
PLN -2099-0818
Amendment to CUP 2005-0175 and TPM 2005-0080
Eagle Creek Conversion to Single -Family Residences
13000 Atascadero Road
(McGurty)
RECOMMENDATIONS:
Staff Recommends the Planning Commission:
1. Adopt Draft Resolution 2011-0023 certifying Proposed Mitigated Negative
Declaration 2011-0004; and,
2. Adopt Draft Resolution 2011-0024 approving an Amendment to Conditional Use
Permit 2005-0175 (Master Plan of Development) based on findings and subject to
Conditions of Approval and Mitigation Monitoring; and,
3. Adopt Draft Resolution 2011-0025 approving an Amendment to Tentative Parcel
Map 2005-0080 based on findings and subject to Conditions of Approval and
Mitigation Monitoring.
REPORT -IN -BRIEF:
The applicant has submitted an application to amend the 2007 Conditional Use
Permit and Tentative Parcel Map. The current property owner is requesting that the
Planning Commission remove the requirements for site recontouring, access road,
and open space landscape which was conditioned with the map and CUP in 2007.
The existing structures near Atascadero Road (previously the golf course restaurant,
club house, and storage buildings) would be converted into two single-family
residences, consistent with the General Plan Land Use Designation, Zoning, and
Planned Development overlay approved by Council in 2007.
Situation and Facts:
1.
Owner / Applicant:
Kevin McGurty, 14002 San Antonio Road, Atascadero,
CA 93422
2.
Project Address:
13000 Atascadero Road, Atascadero, CA 93422
APN 045-391-020 and 025
3.
General Plan Designation:
Single -Family Residential (SFR -Y)
4.
Zoning District:
Residential Single -Family (RSF-Y) with Planned
Development 8 (PD 8) Overlay
5.
Site Area:
10.0 acres
6.
Existing Use:
Abandoned Golf Course and Vacant Structures
7.
Environmental Status:
Proposed Mitigated Negative Declaration 2011-0004
Location Map
/ 4
13000 Atascadero Road
(Previously Eagle Creek
Golf Course)�� ,'`
DISCUSSION:
Background
In 1991, the Eagle Creek Golf Course and residential subdivision was approved as a
Planned Development #8. The property was rezoned from Commercial Tourist to
Special Recreation and Single -Family with the PD -8 Overlay District. The rezoning and
PD -8 allowed for the construction of the golf course, driving range, and 13 single-family
units.
In 1998, the PD -8 was amended to allow the golf course and driving range to take
access off of Atascadero Road rather than Santa Barbara Road as originally required.
In 2000, the owner applied for a Zone Change and PD Master Plan Amendment to
remove the outdoor driving range and add four additional single-family units. The
request was approved in 2001.
By 2005 the Eagle Creek Golf Course was closed to the public and watering and
maintenance of the course ceased. The owner at the time, Kelly Gearhart, proposed to
rezone the 10 acre Special Recreation parcel to allow a new use. During the
processing of the amendment application in 2006 and 2007, there was significant
neighborhood discussion about the poor condition of the abandoned golf course and
what uses would be compatible with the neighborhood. The City Council held two
separate study sessions to review proposed changes to the Eagle Creek Golf Course.
Ultimately, Mr. Gearhart submitted an application to convert the existing golf course
buildings into two single-family residential dwellings on individual lots, and restore the
golf course with an elaborate native landscape. This concept was supported by the
surrounding neighbors and the City Council. The application, which was approved by
City Council in November of 2007, consisted of the following approvals and included
several Conditions of Approval (see following map):
• General Plan Amendment converted 10.0 acres from CREC (Commercial
Recreation) to RSF-Y (Residential Single -Family 1.0 acre min)
• Zone Change of 10.0 acres from LS (Special Recreation) to SFR -Y (Single -
Family Residential 1.0 acre min)
• Amendment to the Planned Development -8 zoning text to identify an exclusively
residential project
• Amendment of the Master Plan of Development (Conditional Use Permit) to
replace existing golf course with two single-family residences
• Vesting Tentative Parcel Map to subdivide 10.0 acres into two lots (1.0 acres and
8.9 acres each)
CURRENTLY APPROVED
2007 Eagle Creek Master Plan of Development (as previously approved)
ROW dedication
titide
Area redesignated from
Recreation to Single- �,.•'�
Family Residential 1 ac
■
minimum �� •
5 ,
fig pe .
S 1 •
O
Existing golf course to be re- •
• T- = .
landscaped with native plants ; ^_��•
and protected with an open • =
space easement
\ ; Opep� ce {
Easaf-el
•
Existing clubhouse to '•,
be converted into a •
single-family
residential unit (Lot 1) Lot 1
N
-P
N
Lot 2; A ♦ I
Existing support shop x • /{-
to be converted into a I ��� ` ; • Q
single- family
residential unit (Lot 2)
9
{ t Paloma Creek y
< a S fax
2007 Photos & Structure Conversion Descriptions:
Existing support shop
to be converted into a
single-family unit
Lot 2: 1.0 acres
Existing Clubhouse to
be converted into a
single-family unit
Lot 1: 8.9 acres
When the 2007 Zone Change and General Plan Amendment were approved to convert
the golf course to residential, there were several site improvements proposed by the
previous owner (Kelly Gearhart) and included as Conditions of Approval with the CUP
and Parcel Map. These site improvements were required to be completed prior to
recording the final map to create the two individual lots, and prior to conversion of the
structures to single-family residences. The CUP & TPM conditions required the
following site improvements:
■ Recontouring of the golf course fairways to remove sand pits, pond, and other
golf course improvements, and improve drainage
■ Landscape installation to convert golf course back to natural landscape feature
■ Installation of a gravel driveway for use by the adjacent property owners on
Eagle Creek Ct. to access their rear yards. Significant grading required for road
installation
■ New split rail fencing to be installed property line
■ Permits to be obtained through Department of Fish & Game for improvements
such as grading and removals on golf course, including previously installed
culvers and outfalls
■ All pavement, utilities, transformers, and putting greens associated with the golf
course and located on adjacent lots to be removed.
■ Commercial parking lot, lighting, and support facilities surrounding the clubhouse
on lots 1 & 2 to be removed
■ Sheds at the front of Lot 1 to be removed (crosses property line)
■ Offer of dedication at the northeastern corner of the golf course area to
accommodate future roundabout at Santa Barbara interchange & open space
easement placed over the golf course area.
`hif��
'ii"ii❖:' i
' iG1� •
Proposed Amendment
The current property owner, Kevin McGurty, was transferred ownership of the property
through foreclosure in 2008. Due to the cost associated with the required site
improvements, the new owner has not been able to move forward with the conversion of
the structures to residential units. In the past several years, most of the golf course site
has begun to naturalize on its own, thereby, reducing the need for the grading and re-
landscaping which was conditioned in 2007. The new owner is currently proposing an
Amendment to the CUP and TPM to remove or modify several Conditions of Approval
so that the map can be finaled and construction on the residential units can begin by
minimizing the required site improvements. Mr. McGurty has had discussions with the
neighbors and it appears many are in support of seeing the project move forward so
that the vacant buildings are converted to single-family residences.
This proposal was reviewed by the Atascadero Design Review Committee (DRC) for
feedback on October 14, 2011. The DRC was supportive of amending the conditions as
proposed by the applicant. The DRC discussed the condition of the site and the timing
of the site improvements. The remaining site improvements, including removal of the
commercial utilities and parking, removal of improvements on adjacent lots, removal of
dead trees, installation of front yard landscaping etc, would be linked to building permit
final on each lot.
The applicant's proposal consists of the following modifications to the project. The
attached resolutions reflect these modifications with additions shown as underlined and
deletions to the 2007 resolutions shown as strikethrough:
■ No grading or new landscape on golf course fairway. Pond would remain.
Only dead trees to be removed. No permits to be obtained from DFG.
■ Access road behind lots on Eagle Creek would not be installed. (No grading
would be done.) Instead, the owner would grant an access easement which
the neighbors could use for landscape and septic maintenance.
■ New fencing would not be installed. Existing pipe rail fencing would remain.
■ All pavement, utilities, transformers, and other commercial improvements
associated with the golf course and located on adjacent lots would be
removed per original requirement. Timing of removals on adjacent sites and
would be linked to building permit final of Lot 1.
■ Commercial lights and parking lot on lots 1 & 2 to be removed prior to final of
each lot.
■ Sheds at the front of Lot 1 may remain if property lines can be adjusted to
accommodate structures without crossing property lines prior to finaling the
building.
■ Offer of dedication and easements at freeway modified as requested by City
Engineer
■ Open space easement on Lot 1 to remain as originally conditioned
Proposed Site Plan Detail
APN:045-371-030
Possible Future S49• \ ( /
Garage o
\ Possible nt S? / ` L - Utility
D
?0• ppartmenf Turnaround 523.02.18"W Easement
/ ,�.,•� >'g Existlnq Asphalt
3.00' to be Removed (for Parcel 1)
_�.4
PARCEL 2 VZ
Existing Concrete
ge AREA: 1. 0 A C,
and golf green to /
be removed � / / �
—Paving above ` \ 43, 561 SFS
45-391-012 / � Q leach Held to
be removed
\ //Existing Parking
to be Removed
/ Existing Utilities on
/ APN 045-391-013 \ \� 0, �� y Existi \
& 045-391-014 a 'oma to remain 77
/ to be removed
APN: 045-391-013
\ Existing Parking �� N�Bitg• /
\ \ to be Removed
\ Drlveswy? J /
APN: 045-391-014 ` (
^`
Existing Utilities
to be abandoned
/ //
N
o+
/
0— Existing Lights
to be removed
(All Driving
Range Lights)
Proposed Environmental Determination
Draft Mitigated Negative Declaration 2011-0004 was circulated for public review
between November 17 and December 6, 2011. This Mitigated Negative Declaration was
completed to address the current project proposal, which does not include any new
grading near Paloma Creek. This document amends and supersedes Mitigated
Negative Declaration #2007-0022, which was prepared and approved for the 2007
project. A finding is proposed that this project, as amended, would not have a
significant effect on the environment based upon the implementation of the mitigation
measures identified in Mitigated Negative Declaration 2011-0004. The CEQA document
is attached for Planning Commission review and certification.
Conclusion
The applicant's proposed amendment would eliminate or modify several of the site
improvements proposed by the previous owner and conditioned with the project back in
2007. Elimination of these site requirements, including grading, landscaping of the open
space, new fencing, and access road installation, would reduce project costs and
enable the owner to move forward with conversion of the golf course structures to
residential units.
ALTERNATIVES
1. The Planning Commission may approve modifications for the project and/or
Conditions of Approval for the project.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Planning Commission should clearly
state the type of information that is required and move to continue the item to a
future date.
3. The Planning Commission deny the project Amendment. The Planning
Commission should specify the reasons for denial of the project and make an
associated finding with such action.
ATTACHMENTS:
Attachment 1:
Location, General Plan, and Zoning Map
Attachment 2:
Site Aerial
Attachment 3:
Letter from Applicant
Attachment 4:
Proposed Mitigated Negative Declaration and Initial Study
Attachment 5:
Draft Resolution 2011-0023 (Certification of MND)
Attachment 6:
Draft Resolution 2011-0024 (CUP Amendment)
Attachment 7:
Draft Resolution 2011-0025 (TPM Amendment)
Attachment 1: Location, General Plan, and Zoning Map
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y
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1
I
4
General Plan
Single -Family Residential (SFR -Y)
Designation:
Zoning:
Residential Single -Family (RSF-Y) with Planned Development 8
Overlay
Surrounding Land Uses
Highway 101, RSF-X, RSF-Y, Residential Suburban, and
and Setting:
Unincorporated County (Eagle Ranch)
Attachment 2: Site Aerial
Attachment 3: Letter from Applicant
To: City of Atascadero
Fm: Kevin W. McGurty et al.
Re: Reconsideration of VTPM 2005-0080 & CUP 2005-0175 for 13000 Atascadero
Road (APN 045-391-020 & 025) ("Project")
We were forced to become owners of the Project through foreclosure in 2008. Based on
a deteriorating real estate market, inflexible development restrictions and exorbitant costs
associated with compliance with the existing conditions of approval, we were left with no
alternative but to let the Property sit in the hopes the market would improve.
Unfortunately, the market is getting worse, the structures are deteriorating and the overall
condition and abandonment status has begun to generate complaints and affect
neighborhood values. Moreover, neighbors have reported vandalism and increasing signs
of vagrancy. On the positive side, mother nature has capably reclaimed the abandoned
golf course which has now become a natural open space asset and wildlife habitat which
the adjoining landowners now enjoy and wish to preserve.
Trapped by an impossible predicament, we contacted everyone in the neighborhood to
offer suggested remedies and obtain input to address the realities. Based on those
numerous meetings and discussions we are hereby submitting a plan for reconsideration
which amends the conditions of approval to reflect current economic realities and the
general consensus of the neighbors. That consensus can also be gleaned from the
numerous letters previously submitted in support of this submittal.
It is our intent to honor the neighbors wishes to preserve the "open space" in its current
natural condition with an overlay easement. The only exceptions would be to cut down
all dead or dieing trees and granting an access easement to adjoining landowners on the
western property line to temporarily access their properties for septic maintenance and
repairs. In order to accomplish this, all previous conditions pertaining to fencing,
grading, access roads and uses would be eliminated.
It is also our intent to start by finishing the storage building fronting Atascadero Road.
This will hopefully generate necessary funds to improve the remaining structures.
Accordingly, we have requested that the project be phased to accomplish the lot split and
allow for the sale and/or the issuing of a certificate of occupancy before the back parcel
may be improved. With the exception of removal of all improvements on Lots 12 & 13
to be accomplished in the first phase of work, we have also requested that staff be given
flexibility and latitude to work with us to finish and develop the remaining structures and
improvemen
/..Kevin W. McGurty
Attachment 4: Proposed Mitigated Negative Declaration and Initial Study
See Following
Attachment 5: Certification of Proposed 2011 Mitigated Negative Declaration
RESOLUTION 2011-0023
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFING
PROPOSED MITIGATED NEGATIVE DECLARATION 2011-0004
PREPARED FOR AN AMENDMENT TO CONDITIONAL USE
PERMIT 2005-0175 AND TENTATIVE PARCEL MAP 2005-0080
APN 045-391-0209 025
13000 Atascadero Road
(McGurty)
WHEREAS, an application has been received from Kevin McGurty, 14002 San Antonio
Road, Atascadero, CA 93422 (Applicant and Owner) to consider an Amendment to a Master
Plan of Development and Vesting Tentative Parcel Map on a 10.0 -acre site located at 13000
Atascadero Road (045-391-020, 025); and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2011-0004
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public hearing
on December 6, 2011 to consider the following project and proposed environmental document;
and,
WHEREAS, the Planning Commission has determined that the project will have no
significant impacts with project specific mitigation measures incorporated, and,
NOW THEREFORE, the City of Atascadero Planning Commission, hereby resolves to
certify Proposed Mitigated Negative Declaration 2011-0004 based on the following Findings,
and as shown in Exhibit A:
1. The Proposed Mitigated Negative Declaration has been completed in compliance with
CEQA; and,
2. The Proposed Mitigated Negative Declaration was presented to the Planning
Commission, and the information contained therein was considered by the Planning
Commission, prior to recommending action on the project for which it was prepared; and,
3. The project does not have the potential to degrade the environment when mitigation
measures are incorporated into the project; and,
4. The project will not achieve short-term goals to the disadvantage of long-term
environmental goals; and,
5. The project does not have impacts which are individually limited, but cumulatively
considerable; and,
6. The project will not cause substantial adverse effects on human beings either directly or
indirectly.
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
Chairperson
ATTEST:
Warren M. Frace
Community Development Director
Exhibit A Proposed Mitigated Negative Declaration 2011-0004
See Following
Attachment 6: Resolution Approving CUP Amendment
RESOLUTION 2011-0024
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT 2005-0175
(MASTER PLAN OF DEVELOPMENT PD -8)
APN 045-391-0209 025
13000 Atascadero Road
(McGurty)
WHEREAS, an application has been received from Kevin McGurty, 14002 San Antonio
Road, Atascadero, CA 93422 (Applicant and Owner) to consider an Amendment to a Master
Plan of Development and Vesting Tentative Parcel Map on a 10.0 -acre site located at 13000
Atascadero Road (045-391-020, 025); and,
WHEREAS, the site's General Plan Designation is SFR -Y (Single -Family Residential
0 ac min); and,
WHEREAS, the site's Zoning District is RSF-Y / PD -8 / FH (Residential Single -Family
1.0 ac min with a Planned Development -8 and Flood Hazard Overlay); and,
WHEREAS, the PD -8 requires the adoption of a Master Plan of Development, approved
in the form of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2011-0004 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing was held by the Planning
Commission of the City of Atascadero at which hearing evidence, oral and documentary, was
admitted on behalf of said Master Plan of Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on December 6, 2011, studied and considered the proposed Amendment to
Conditional Use Permit 2005-0175 (Master Plan of Development), after first studying and
considering the Proposed Mitigated Negative Declaration prepared for the project, and
NOW THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD -8 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
6. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area.
7. Benefits derived from the Master Plan of Development and PD -8 overlay zone cannot
be reasonably achieved through existing development standards or processing
requirements.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on December 6, 2011, resolved to approve an Amendment to
Conditional Use Permit 2005-0175 (Master Plan of Development) subject to the following:
1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program (modified)
2. EXHIBIT B: Master Plan of Development / Site Plan PD -8 (modified)
3. EXHIBIT C: Landscape Plan (delete Lot 1 landscape, Lot 2 landscape remains)
4. (deleted)
5. EXHIBIT E: Elevations
6. (deleted))
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
Chairperson
ATTEST:
Warren M. Frace
Community Development Director
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
PD -8 Master Plan of Development (CUP 2005-0175) as Amended December 6, 2011
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD -8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
F0: Final
Occupancy
Planning Services
1. The approval of this use permit shall become final and effective for the
BP
PS
purposes of issuing building permits thirty (30) days following the City
Council approval of ZCH 2005-0111 and ZCH 2005-0105 upon second
reading, unless prior to that time, an appeal to the decision is filed as
set forth in Section 9-1.111(b) of the Zoning Ordinance.
2. The Community Development Department shall have the authority to
BP/FM
PS
approve the following minor changes to the project that (1) modify the
site plan project by less than 10%, (2) result in a superior site design or
appearance, and/or (3) address a construction design issue that is not
substantive to the Master Plan of Development.
Changes to the floor plans of the residences on Lots 1 & 2 may be
permitted at staff level. The existing club house structure on Lot 1 may
be converted to one single family residence, or may be converted to a
main unit and second unit. All structures shall comply with the zoning
ordinance requirements for second units and any new accessory
structures.
The Planning Commission shall have the final authority to approve any
other changes to the Master Plan of Development and any associated
Tentative Maps unless appealed to the City Council.
3. Approval of this Conditional Use Permit shall be valid for twelve (12)
BP
PS
twenty-four (24) months after its effective date, or for the life of the
tentative parcel map. At the end of the period, the approval shall expire
and become null and void unless the project has applied for a building
permit.
4. The applicant shall defend, indemnify, and hold harmless the City of
Ongoing
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 subdivision
5. All subsequent Tentative Map and construction permits shall be
BP/FM
PS, CE
consistent with the Master Plan of Development contained herein.
6. All exterior elevations and finish materials shall be consistent with the
BP
PS
Master Plan of Development as s;hAwn On Fxhihit G
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD-6 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
7. All site work, grading, and site improvements shall be consistent with
BP/FO
PS, BS, CE
the Master Plan of Development as shown in Exhibit B though F as
amended.
8. All existing pavement, walkways, ramps, walls, transformersbulidlRgs
EW—FO
PS
and similar appurtenance shall be removed from lots APN 045-391-012,
045-391-013, 045-391-014 and proposed Lot #2 consistent with Exhibit
B-1 and B-2 as amended. Offsite removals (on adjacent lots) and
removals on Lot 1 shall occur prior to building permit final for the
conversion of the structure on Lot 1. Removals on Lot2 shall occur prior
to building permit final of Lot 2. This includes:
• Lot 2: Remove concrete and asphalt driveways and parking
areas which were used for commercial golf course
• Lot 1: Remove extra commercial driveways and parking areas
and lighting which were used for commercial golf course. Site
to appear residential in nature. Remove all dead trees.
• APN 045-391-014: Remove parking from rear of lot and
remove utilities which serve Lot 1.
• APN 045-391-013: Remove existing concrete, golf green,
parking, and utilities which served golf course.
9. A. final landSGape and irrigatien plan shall be appreved prier te the
issianno of bl dldiRg n mi+s anti inrL ided as ar+ of site im on+
relandscaped.
Elp
PS, BS
10. The front yards of lots 1 and 2 shall be landscaped with building
BP
PS
permits; landscape in front yards to be completed prior to building
permit final of each lot.
All dead trees shall be removed from Lots 1 and 2 prior to building
permit final
12. A 24' wide access easement shall be recorded on Lot 1 in favor of lots
FM
PS
APN 045-391-007, 008, 009, 010, 011, 012, and 013 for access and
maintenance.
1 All pFejeGt fenninn shall be !lista led GeR$FSten+r.�,Tith EXI iibi+�ry—T-he
fisting roil forms shall be r red- as eede l
GP/BP
AS
14. Existing wire horse fencing to remain along property line. No new
Ongoing
PS
fencing required around open space.
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Ataseadero Road
License
FD: Fire Department
PD-8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
15. Dn ra+o Tree Drn+on+ion Plan shall be prepared for pnoroanhmpn+
.'thin the drip line of no+iyp +rope Irmo+pd n odionpn++n +hp suhipn+
ao+i. pity within the Aria lines of existing native Aak trees
P
PS
16. The septic tank and leach fields shall be certified prior to building permit
FO
BS
final to ensure these are in proper working order.
17. A deed notification shall be recorded on Lots 1 and 2 to notify future
FM
PS
property owners that the site was at one time constructed and used as
a commercial golf course. Some improvements associated with the golf
course, such as irrigation, pump systems, etc., may remain on site.
Some site installations by the previous owner during construction of the
golf course in 2001 may not have been properly permitted through the
Department of Fish and Game.
18. Affordable Housing Requirement: The applicant shall comply with the
BP
PS
City Council inclusionary housing policy and pay an in-lieu fee based on
5% of the construction valuation of each new and existing housing unit.
19. Prior to final map, the applicant shall submit CC&Rs for review and
FM
PS, BS
approval by the Community Development Department. The CC&R's
shall record with the Final Map and shall include the following:
a) Provisions for private maintenance of the open space area and
shored Ariy I y Ionated on Lot4-.
b) The open space area on Lot 1 shall be landscaped--and
maintained in perpetuity by the owner of Lot 1. No structures,
vehicles, equipment, livestock or material shall be erected or
stored in the open space easement.
c) The limited grazing of animals for the purpose of annual wildfire
fuel management is permitted.
d) The CC&R's shall be consistent with the requirements of the
existing CC&R's for the tract on Eagle Creek Court.
City Engineer Project Specific Conditions
20. A right-of-way dedication and sewer easement shall be
FM
CE
provided adjacent to the Santa Barbara Road / US 101
interchange consistent with Exhibit B. The size and
dimension of the dedication shall be acceptable to the
City Engineer prior to City Council Adoption of the Final
Map•
21. Location of the septic systems, leachfields, and 100%
FM
CE/PS
expansion areas will be shown and verified for code
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD-8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
compliance prior to recording final map.
17. The app"n Rt shall obtain permits fr„ Gallifil Fish"'+-rn�- G;vA ,e'
Regional Water Quality Control Board, and army Corns of Engineers if
�P
188. Drier to the of building permits the nlinan+ shall submit
OalniJA+innc +n support the design of aRY c+n .rfi ,roc n ('Inserd
r--.end,--'+s shall be designed +O n , the 1n_, r flew with n vi+v flew
the 25 year flew withhead, and provide safe n n for the Inn-
year E)VeFflew.
(,QD
G€
1-9. Will to the is of building n mi+s the annlinant shall n vide for
the deten+inn and metering out of developed storm r Doff sO that itequi
al +e er less than i ndeveleped s+erm r neff
GP, lao
GE
-n Drainage basins shall he designed +e desil+ ,detain and meter storm
,ell relese +hem +n na+, iral r nAfflnna+inns
flaws ;;q a a
GP, no
GE
21. Prior tvr cv^ +he issof building permits the annliga nTshall chg, , +hn
-If .Ji+l��n �o s nifna+ions for
GP, 13P
`E
ethe. manl,,i
-2i2. Prl re,_to ,the _,$$ of building permits the + ,h-;;" she- ".AV_rmethn�rl
GP, 13P
'E
22 ronnentra+ed drainage from off s'+e a shall he n yed aGFOSS +ho
pFejeat site in drainage a en+s AOg, dre drainage e Onts ,.,here
ceded Drainage shall O s ll lines Only where a drainage a eat
,a+er release m a+ f011ov, the a aO+ his+OriO path, rate and velodt y a
prier to the subdivision.
GP, 13P
G€
24. Applicant shall R-i-l-hirn't eresien in-1 plans and a Ster.rn �Afater Poll-
P,c gene;,DI'�n rSWPPPTif-area disturbed is gFeater than 1 aGFe. Thhe
Regional Water Quality Control Board shall appFeve the SWPPP—.
GP, BR
G€
25. All public improvements shall be constructed in conformance with the
GP, BP
CE
City of Atascadero Engineering Department Standard Specifications
and Drawings or as directed by the City Engineer
Mitigation Measures
Mitigation Measure 1.c.1: All dead trees and landscaping shall be removed
FO
PS
1.c.1
from the open space area on Lot 1 prior to final of the building permit for the
residential conversion.
Mitigation Measure 1.d.1: The commercial lighting fixtures associated withFO
PS
1.d.1
the previous golf course shall be removed. All new lighting shall be
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD -8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
residential in nature.
Mitiqation Measure 3.b.1: The project shall be conditioned to comply with all
BP
BS/PS
3.b.1
applicable District regulations pertaining to the control of fugitive dust (PM -
10) as contained in the December 2009 Air Quality Handbook.
Section 2.3.1: Standard Mitigation Measures for Construction Equipment
• Maintain all construction equipment in proper tune according to
manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment, including
but not limited to bulldozers, graders, cranes, loaders, scrapers,
backhoes, generator sets, compressors, auxiliary power units, with
ARB certified motor vehicle diesel fuel (Non -taxed version suitable
for use off-road).
• Use diesel construction equipment meeting ARB's Tier 2 certified
engines or cleaner off-road heavy-duty diesel engines, and comply
with the State off -Road Regulation.
• Use on -road heavy-duty trucks that meet the ARB's 2007 or
cleaner certification standard for on -road heavy-duty diesel
engines, and comply with the State On -Road Regulation.
• Construction or trucking companies with fleets that that do not have
engines in their fleet that meet the engine standards identified in
the above two measures (e.g. captive or NOx exempt area fleets)
may be eligible by proving alternative compliance.
• All on and off-road diesel equipment shall not idle for more than 5
minutes. Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5 minute
idling limit.
• Diesel idling within 1,000 feet of sensitive receptors is not
permitted.
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
• Electrify equipment when feasible.
• Substitute gasoline -powered in place of diesel -powered equipment,
where feasible.
• Use alternatively fueled construction equipment on-site where
feasible, such as compressed natural gas (CNG), liquefied natural
gas (LNG), propane or biodiesel.
Section 2.4 Fugitive PM10
Projects with grading areas that are less than 4 -acres and that are not within
1,000 feet of any sensitive receptor shall implement the following mitigation
measures to minimize nuisance impacts and to significantly reduce fugitive
dust emissions
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15 mph.
Reclaimed (non -potable) water should be used whenever possible.
C. All dirt stockpile areas should be sprayed dail as needed.
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD -8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
D. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be covered with erosion
control.
F. All disturbed soil areas not subject to re -vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved should be
complete as soon as possible. In addition, building pads should be laid
as soon as possible after grading unless seeding or soil binders are
used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard (minimum
vertical distance between top of load and top of trailer) in accordance
with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site.
K. Sweep streets at the end of each day if visible soil material is carried
onto adjacent paved roads. Water sweepers with reclaimed water
should be used where feasible.
L. All of these fugitive dust mitigation measures shall be shown on grading
and building plans; and
M. The contractor or builder shall designate a person or persons to monitor
the fugitive dust emissions and enhance the implementation of the
measures as necessary to minimize dust complaints, reduce visible
emissions below 20% opacity, and to prevent transport of dust offsite.
Their duties shall include holidays and weekend periods when work
may not be in progress. The name and telephone number of such
persons shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
BP
BS/PS
3.b.2
applicable APCD regulations pertaining to Naturally Occurring Asbestos.
Prior to any grading activities at the site, the project proponent shall ensure
that a geologic evaluation is conducted to determine if NOA is present within
the area that will be disturbed. If NOA is not present, an exemption request
must be filed with the District. If NOA is found at the site the applicant must
comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety Program for approval by the APCD. Refer to the APCD
web page at http://www.slocleanair.org/business/asbestos. asp for more
information or contact the Enforcement Division at (805) 781-5912.
Mitigation Measure 3.b.3: The project contractor shall obtain all the
BP
BS/CE
3.b.3
necessary permits required by APCD for the use of portable equipment that
is 50 hp or greater. The contractor shall refer to APCD's 2009 CEQA
Handbook Technical appendices page 4-4 as a guide to equipment and
operations that may have permitting requirements.
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD -8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
Mitigation Measure 3.b.4: Developmental Burning: Effective February 25,
BP
BS/PS
3.b.3
2000, the APCD prohibited developmental burning of vegetative material
within San Luis Obispo County. If you have any questions regarding these
requirements, contact the APCD Enforcement Division at 781-5912.
Mitigation Measure 3.b.5: Under APCD Rule 504, only APCD approved
BP
BS/PS
3.b.4
wood burning devices can be installed in new dwelling units. These devices
include:
• All EPA -Certified Phase II wood burning devices;
• Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA -Certified
but have been verified by a nationally -recognized testing lab;
• Non -catalytic wood burning devices which emit less than or equal
to 7.5 grams per hour of particulate matter which are not EPA -
Certified but have been verified by a nationally -recognized testing
lab;
• Pellet -fueled woodheaters; and
• Dedicated gas-fired fireplaces.
If you have any questions about approved wood burning devices, please
contact the APCD Enforcement Division at 781-5912.
Mitigation Measure 3.b.6: During the renovation and conversion of the
BP
BS/CE
3.b.4
existing structures to residential, special precautions shall be made. These
activities can have potential negative air quality impacts, including issues
surrounding proper handling, demolition, and disposal of asbestos
containing material (ACM). Asbestos containing material could be
encountered during demolition or remodeling of existing buildings. Asbestos
can also be found in utility pipes/pipelines (transite pipes or insulation on
pipes). If utility pipelines are scheduled for removal or relocation, or
buildings are removed or renovated, this project may be subject to various
regulatory jurisdictions, including the requirements stipulated in the National
Emission Standard for Hazardous Air Pollutants. These requirements
include but are not limited to: 1.) notification requirements to the district, 2.)
asbestos survey conducted by a Certified asbestos Inspector, and 3.)
applicable removal and disposal requirements of identified ACM. Please
contact Tim Fuhs of the Enforcement Division at 781-5912 for further
information.
Mitigation Measure 4.b.1: Any new landscape planted within the open
BP
PS
4.a.1
space easement or near Paloma Creek shall be native species approved by
a biologist for use around creeks. The project biologist shall monitor all work
within 50 feet of the creek bank.
Mitigation Measure 5.d.1: In the event that human remains are discovered
Ongoing
PS
5.d.1
on the property, all work on the project shall stop and the Atascadero Police
Department and the County Coroner shall be contacted. The Atascadero
Community Development Department shall be notified. If the human
Conditions of Approval /
Timing
Responsibility/
Mitigation
Mitigation Monitoring Program CUP 2005-0175
Monitoring
Measure
FM: Final Map
PS: Planning Services
BL: Business
BS: Building Services
13000 Atascadero Road
License
FD: Fire Department
PD-8 Master Plan of Development Amendment #3
GP: Grading Permit
BP: Building Permit
PD: Police Department
CE: City Engineer
FI: Final Inspection
WW: Wastewater
TO: Temporary
CA: City Attorney
Occupancy
FO: Final
Occupancy
remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) shall be contacted at (916) 653-
4082 within 24 hours. A representative from both the Chumash Tribe and
the Salinan Tribe shall be notified and present during the excavation of any
remains.
Mitigation Measure 9.e.f.1: The City is responsible for ensuring that all
BP
BS/PS
9.e.f.1
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
26 A six (6) year Ia RdSiGnnn m.ainteria.n.pe and m nn+ plan shall
be a led by City staff with a;maintenanne hend
Gsp
EXHIBIT B-1: Master Plan of Development / Site Plan PD -8 (modifications to site plan & dedication)
ROW and sewer easement dedication. The
size and dimension of the dedication and
easement shall be acceptable to the City
Enaineer prior to Citv Council Adoption of
T�" f t y •' p /
V Sewer easement
S far for lift station:
T, d 5� 6 i �� 5U'X 5()'
s
Odp� / r.
90' wide along'
Santa -Barbara
ROW dedication
A
4
e�9Y a
ra 19,11
Open Space
easement not
within ROW
dedication or
easement
A
4
e�9Y a
ra 19,11
EXHIBIT B-2: Master Plan of Development / Site Plan PD -8 DETAIL
t
a S IL ° �\ aq
? n^o' �.. 4
Sss.Q y f
I
cn
/ rlDN w
EXHIBIT r_I; Landscape ol,., (Delete landscape plan for Lot 1)
No landscape required to be
installed on open space of Lot 1
Removal of dead trees only
Front yard to be landscaped similar
to Lot 2 and as required by CCBR's
and PD -8
EXHIBIT C-2: Landscape Plan Lot 2
�x ;a -------
s __
--- ----------
� -----------------
�✓
er;i --�---_---_ — — —
'1_-----------_ -
Rai � Landscape
--
F
f—
N
on Lot 2 to
be installed prior to
building permit final for
the conversion of
storage building to
residence on Lot 1
HO
Y ¢ e PLANTING PLAN
"PARCEL 2
d i EAGLE CRE' ---,� ^
.�
�. ATA..ADEF GA.-- ecs
EXHIBIT Do Fencing (Delete fencing plan; existing wire fencing to remain as previously installed)
EXHIBIT E-1: Conceptual Floor Plans Elevations Converted Golf Clubhouse
1
FRONT RIGHT
LEFT
SFR CONVERSION
DETAIL
II -
EXISTING -
Floor plan layout and minor modifications to
elevations may be permitted
Conversion to single family unit(s) shall meet
the requirements of the zoning ordinance,
including, but not limited to the second unit
ordinance and accessory structure definitions.
The existing club house structure on Lot 1 may
be converted to one single family residence, or
may be converted to a main unit and second
unit.
EXHIBIT E-2: Conceptual Floor Plans Elevations Converted Shop Building
EXHI-RIT F- Gradons and Drainage Plan (deleted - no grading proposed)
RESOLUTION 2011-0025
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN
AMENDMENT TO A 2 -LOT TENTATIVE PARCEL MAP 2005-00809
CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT -8
APN 045-391-0209 025
13000 Atascadero Road
(McGurty)
WHEREAS, an application has been received from Kevin McGurty, 14002 San Antonio
Road, Atascadero, CA 93422 (Applicant and Owner) to consider an Amendment to a Master
Plan of Development and Tentative Parcel Map on a 10.0 -acre site located at 13000 Atascadero
Road (045-391-020, 025); and,
WHEREAS, the site's General Plan Designation is SFR -Y (Single -Family Residential
1.0 ac min); and,
WHEREAS, the site's Zoning District is RSF-Y / PD -8 / FH (Residential Single -Family
1.0 ac min with a Planned Development -8 and Flood Hazard Overlay); and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2011-0004 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Parcel Map 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 map; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on December 6, 2011, studied and considered an Amendment to Tentative
Parcel Map 2005-0080, after first studying and considering the Proposed Mitigated Negative
Declaration prepared for the project, and
NOW THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Approval for an Amendment to Tentative Parcel May.
The Planning Commission of the City of Atascadero finds as follows:
The proposed subdivision, design and improvements as conditioned, is consistent with
the General Plan and applicable zoning requirements, including provisions of the PD -8
Overlay District.
2. The proposed subdivision, as conditioned, is consistent with the proposed Planned
Development Overlay District -8 Master Plan of Development (CUP 2005-0175).
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the density of development proposed.
5. The design and improvement of the proposed subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish and wildlife or their
habitat.
6. The design of the subdivision will not conflict with easements acquired by the public at
large for access through, or the use of property within, the proposed subdivision; or
substantially equivalent alternative easements are provided.
7. The proposed subdivision design and type of improvements proposed will not be
detrimental to the health, safety or welfare of the general public.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on December 6, 2011, resolved to approve an Amendment to
Tentative Parcel Map (TPM 2005-0080) subject to the following:
1. Exhibit A: Amended Tentative Parcel Map 2005-0080
2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program
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
Chairperson
ATTEST:
Warren M. Frace
Community Development Director
Exhibit A: Tentative Tract Map as Amended December 6, 2011
ROW and sewer easement dedication. The
size and dimension of the dedication andROW dedication
easement shall be acceptable to the City
Engineer prior to City Council Adoption of
109r wide along
Sewer easement Santa Barbarai A ,
for lift station: /_ f\\ ' Open Space
50, x 50, Ar
9• E 4 E �i.a/ k ` i'" easement not
�.�+" within ROW
Vie.il .� dedication or
easement
AIX
If JI
17
I
jai
T _ /
tt k
IN
,12
�_—
s F•' m 1 �� /'/ I I
C
f �
M � Fl7 Zm `.
D 1 Fig : O
e 5F g u 3 @3 i_iF3
5 -�ii C m A m e rya m <S 3333 ZI,
Exhibit B: Conditions of Approval / Mitigation Monitoring Program
Tentative Parcel Map 2005-0080 as Amended December 6, 2011
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
TO: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
FO: Final Occupancy
Planning Services
1. The approval of this parcel map shall become final and effective for the
FM
PS
purposes of recording a final map thirty (30) days following the City
Council approval of ZCH 2005-0111 upon second reading, unless prior
to that time, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
2. Approval of this Tentative Parcel Map shall be valid for two years after
FM
PS
its effective date. At the end of the period, the approval shall expire and
become null and void unless an extension of time is granted pursuant to
a written request received prior to the expiration date.
3. The Community Development Department shall have the authority to
FM
PS
approve minor changes to the project that (1) result in a superior site
design or appearance, and/or (2) address a design issue that is not
substantive to the Tentative Tract Map and that the Final Map is in
substantial conformance with the Tentative Map.
4. The Final Map shall be drawn in substantial conformance with the
FM
PS
approved tentative map, and in compliance with all conditions set forth
herein, shall be submitted for review and approval in accordance with
the Subdivision Map Act and the City's Subdivision Ordinance.
5. The subdivider shall defend, indemnify, and hold harmless the City of
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 subdivision.
22. All existing pavement, walkways, ramps, walls, transformers b6lildiRgs
FM -F4
PS
and similar appurtenance shall be removed from lots APN 045-391-
012, 045-391-013, 045-391-014 and proposed Lot #2 consistent with
Exhibit B-1 and B-2 of CUP 2005-0175 as amended. Offsite removals
(on adjacent lots) and removals on Lot 1 shall occur prior to building
permit final for the conversion of the structure on Lot 1. Removals on
Lot2 shall occur prior to building permit final of Lot 2. This includes:
• Lot 2: Remove concrete and asphalt driveways and parking
areas which were used for commercial golf course
• Lot 1: Remove extra commercial driveways and parking areas
and lighting which were used for commercial golf course. Site
to appear residential in nature. Remove all dead trees.
• APN 045-391-014: Remove parking from rear of lot and
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
remove utilities which serve Lot 1.
• APN 045-391-013: Remove existing concrete, golf green,
parking, and utilities which served golf course.
23. A 24' wide access easement shall be recorded on Lot 1 in favor of lots
FM
PS
APN 045-391-007, 008, 009, 010, 011, 012, and 013 for access and
maintenance.
24. A deed notification shall be recorded on Lots 1 and 2 to notify future
FM
PS
property owners that the site was at one time constructed and used as
a commercial golf course. Some improvements associated with the golf
course, such as irrigation, pump systems, etc., may remain on site.
Some site installations by the previous owner during construction of the
golf course in 2001 may not have been properly permitted through the
Department of Fish and Game.
6. The Tract Map shall be subject to additional fees for park or recreation
FM
PS
purposes (QUIMBY Act) as required by City Ordinance.
7. Affordable Housing Requirement: The applicant shall comply with the
FM
PS
City Council inclusionary housing policy and pay an in-lieu fee based on
5% of the construction valuation of each new and existing housing unit.
8. A deed notification shall be attached to Lot 1 notifying the owner that
FM
PS
the open space area on Lot 1 shall be landscaped and maintain in
perpetuity by the owner of Lot 1 and no structures, vehicles, equipment,
livestock or material shall be erected or stored in the open space
easement. The limited grazing of animals for the purpose of annual
wildfire fuel management is permitted.
9. Prior to Final Map, the applicant shall submit CC&Rs for review and
FM
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 private maintenance of the open space area and
shared driveway located on Lot 1.
b) The open space area on Lot 1 shall be landscaped and maintain
in perpetuity by the owner of Lot 1. No structures, vehicles,
equipment, livestock or material shall be erected or stored in the
open space easement.
c) The limited grazing of animals for the purpose of annual wildfire
fuel management is permitted.
d) The CC&R's shall be consistent with the requirements of the
existing CC&R's for the tract on Eagle Creek Court.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
City Engineer Project Conditions
10. The applicant shall acquire written permission from all owners of
FIFO
CIE
property where off site grading construction is proposed. If oWWRe
permiSSOGR net be a redJ the annlisant shall install a dJonnratiye
alit faro mall instead
11. A right-of-way dedication and sewer easement shall be provided
FM
CE
adjacent to the Santa Barbara Road / US 101 interchange consistent
with Exhibit A. The size and dimension of the dedication shall be
acceptable to the City Engineer prior to City Council Adoption of the
Final Map.
25. Location of the septic systems, leachfields, and 100%
FM
CE/PS
expansion areas will be shown and verified for code
compliance prior to recording final map.
13. The o.,n tshall obtain permits fre.m. Galife-Fnia Fish and Game
RegiGRal Water Quality (`0121# 1 Beards ands Army Corps of ER90noorc if
GP, co
CE
City Engineer Standard Conditions
14. 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.
15. An engineer's estimate of probable cost shall be submitted for review
GP, BP
CE
and approval by the City Engineer to determine the amount of the bond.
16. The Subdivision Improvement Agreement shall record concurrently with
FM
CE
the Final Map.
17. A six (6) foot Public Utility Easement (PUE) shall be provided
GP, BP
CE
contiguous to the property frontage.
18. The applicant shall acquire title interest in any off-site land that may be
GP, BP
CE
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.
19. Slope easements shall be obtained by the applicant as needed to
GP, BP
CE
accommodate cut or fill slopes.
20. Drainage easements shall be obtained by the applicant as needed
GP, BP
CE
to accommodate both public and private drainage facilities.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
21. A preliminary subdivision guarantee shall be submitted for review
FM
CE
in conjunction with the processing of the parcel map.
22. The Final Map shall be signed by the City Engineer prior to the
FM
CE
map being placed on the agenda for City Council acceptance.
23. Prior to recording the parcel map, the applicant shall pay all
FM
CE
outstanding plan check/inspection fees.
24Drink+�, r e m nn A+ II heed for
GE)Mplete all mpmvemeRtS required by these G-e-nrl'+l
Approval.
�
`,�
25. Prior to recording the parcel map, the applicant shall submit a
FM
CE
copy of a valid tax bond.
26. Prior to recording the parcel map, the applicant shall bond for or
FM
CE
set monuments at all new property corners. A registered civil
engineer or licensed land surveyor shall indicate by certificate on
the parcel map, that corners have been set or shall be set by a
date specific and that they will be sufficient to enable the survey to
be retraced.
27. Prior to recording the parcel map, the applicant shall submit a map
FM
CE
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.
28. All existing and proposed utility, pipeline, open space, or other
FM
CE
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 final/parcel map.
29. Prior to recording the parcel map, the applicant shall have the
FM
CE
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.
Z!1 Prier to the iS of b iildiRg permits the annliran+ Shall s bmi+
rami Ja+innS +n ort the deSigR ref aRY S+r6 int IFe6
f,QD`�
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
-61
far the deten+inn and motoring a ut of deyelened storm r nnff s
se
that it is al +n nr less than i lndeyelened storm r neff
32. Bra;r;agebasins, shall he deiiede-�eSiit,'+-retain arl meteF1312,
s+nrrn flnMis as, well as release them to na+' i.ol FIJ neff Ingo+inns
P
CrE
3-3— Proar to the of buildiRg permits the appliGant shall sheiA
the, menthed of dispersal at all pipe outlets. IRG16ide 6PGGifiGatiG%
fn a &fir
1312, 1312
GE
34. Prier to the is nr-.p o pailaiRg permits the applicant shall she
methed of. rends �.+ to a seri eff_si+e drai a fanilities
GD�D
G€
2 5�Tnnrpntra+ed drainage from eff_site areas shall he red
s the n eat site in drainage easements. AGq sire drainage
easprnp +s ,r.he , nneedpd. n�ainage shall GFOSS In+ lines nnhr
�rheree a drainage easeFP9Rt has been pr aided If drainage
easement Gannet he obtained the storm r. pater release m ist fnller.
then ant his+erin path, ra+e and velegi+v as er +n the si ihr ivisiAn
GP, QD
,
pelt +inn Drnven+inn plan (SWDDD) if o a disturbed i eater
than 1 an—re. The Reg'ORal WateF Quality G-e-Intre-1 Beard hall
GP, BP
GE
37. 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
Mitigation Measures
Mitigation Measure 1.c.1: All dead trees and landscaping shall be removed
FO
PS
1.c.1
from the open space area on Lot 1 prior to final of the building permit for the
residential conversion.
Mitigation Measure 1.d.1: The commercial lighting fixtures associated with
FO
PS
1.d.1
the previous golf course shall be removed. All new lighting shall be
residential in nature.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all
BP
BS/PS
3.b.1
applicable District regulations pertaining to the control of fugitive dust (PM -
10) as contained in the December 2009 Air Quality Handbook.
Section 2.3.1: Standard Mitigation Measures for Construction Equipment
• Maintain all construction equipment in proper tune according to
manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment, includin
Conditions of Approval /
Mitigation Monitoring Program
13000 Atascadero Road
Vesting Tentative Parcel Map as Amended December 6, 2011
TPM 2005-0080
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
T0: Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
but not limited to bulldozers, graders, cranes, loaders, scrapers,
backhoes, generator sets, compressors, auxiliary power units, with
ARB certified motor vehicle diesel fuel (Non -taxed version suitable
for use off-road).
• Use diesel construction equipment meeting ARB's Tier 2 certified
engines or cleaner off-road heavy-duty diesel engines, and comply
with the State off -Road Regulation.
• Use on -road heavy-duty trucks that meet the ARB's 2007 or
cleaner certification standard for on -road heavy-duty diesel
engines, and comply with the State On -Road Regulation.
• Construction or trucking companies with fleets that that do not have
engines in their fleet that meet the engine standards identified in
the above two measures (e.g. captive or NOx exempt area fleets)
may be eligible by proving alternative compliance.
• All on and off-road diesel equipment shall not idle for more than 5
minutes. Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5 minute
idling limit.
• Diesel idling within 1,000 feet of sensitive receptors is not
permitted.
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
• Electrify equipment when feasible.
• Substitute gasoline -powered in place of diesel -powered equipment,
where feasible.
• Use alternatively fueled construction equipment on-site where
feasible, such as compressed natural gas (CNG), liquefied natural
gas (LNG), propane or biodiesel.
Section 2.4 Fugitive PM10
Projects with grading areas that are less than 4 -acres and that are not within
1,000 feet of any sensitive receptor shall implement the following mitigation
measures to minimize nuisance impacts and to significantly reduce fugitive
dust emissions
N. Reduce the amount of the disturbed area where possible.
O. 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.
P. All dirt stockpile areas should be sprayed daily as needed.
Q. 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.
R. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be covered with erosion
control.
S. 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.
T. All roadways, driveways, sidewalks, etc, to be paved should be
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
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.
U. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
V. 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.
W. Install wheel washers where vehicles enter and exit unpaved roads
onto streets, or wash off trucks and equipment leaving the site.
X. 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.
Y. All of these fugitive dust mitigation measures shall be shown on grading
and building plans; and
Z. The contractor or builder shall designate a person or persons to monitor
the fugitive dust emissions and enhance the implementation of the
measures as necessary to minimize dust complaints, reduce visible
emissions below 20% opacity, and to prevent transport of dust offsite.
Their duties shall include holidays and weekend periods when work
may not be in progress. The name and telephone number of such
persons shall be provided to the APCD Compliance Division prior to the
start of any grading, earthwork or demolition.
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
BP
BS/PS
3.b.2
applicable APCD regulations pertaining to Naturally Occurring Asbestos.
Prior to any grading activities at the site, the project proponent shall ensure
that a geologic evaluation is conducted to determine if NOA is present within
the area that will be disturbed. If NOA is not present, an exemption request
must be filed with the District. If NOA is found at the site the applicant must
comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety Program for approval by the APCD. Refer to the APCD
web page at http://www. slocleanair.org/business/asbestos. asp for more
information or contact the Enforcement Division at (805) 781-5912.
Mitigation Measure 3.b.3: The project contractor shall obtain all the
BP
Ill
3.b.3
necessary permits required by APCD for the use of portable equipment that
is 50 hp or greater. The contractor shall refer to APCD's 2009 CEQA
Handbook Technical appendices page 4-4 as a guide to equipment and
operations that may have permitting requirements.
Mitigation Measure 3.b.4: Developmental Burning: Effective February 25,
BP
Ill
3.b.3
2000, the APCD prohibited developmental burning of vegetative material
within San Luis Obispo County. If you have any questions regarding these
requirements, contact the APCD Enforcement Division at 781-5912.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
13000 Atascadero Road
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
T0: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
FI: Final inspection
AMWC: Water Comp.
II
F0: Final Occupancy
Mitigation Measure 3.b.5: Under APCD Rule 504, only APCD approved
BP
ll
3.b.4
wood burning devices can be installed in new dwelling units. These devices
include:
• All EPA -Certified Phase II wood burning devices;
• Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA -Certified
but have been verified by a nationally -recognized testing lab;
• Non -catalytic wood burning devices which emit less than or equal
to 7.5 grams per hour of particulate matter which are not EPA -
Certified but have been verified by a nationally -recognized testing
lab;
• Pellet -fueled woodheaters; and
• Dedicated gas-fired fireplaces.
If you have any questions about approved wood burning devices, please
contact the APCD Enforcement Division at 781-5912.
Mitigation Measure 3.b.6: During the renovation and conversion of the
BP
Ill
3.b.4
existing structures to residential, special precautions shall be made. These
activities can have potential negative air quality impacts, including issues
surrounding proper handling, demolition, and disposal of asbestos
containing material (ACM). Asbestos containing material could be
encountered during demolition or remodeling of existing buildings. Asbestos
can also be found in utility pipes/pipelines (transite pipes or insulation on
pipes). If utility pipelines are scheduled for removal or relocation, or
buildings are removed or renovated, this project may be subject to various
regulatory jurisdictions, including the requirements stipulated in the National
Emission Standard for Hazardous Air Pollutants. These requirements
include but are not limited to: 1.) notification requirements to the district, 2.)
asbestos survey conducted by a Certified asbestos Inspector, and 3.)
applicable removal and disposal requirements of identified ACM. Please
contact Tim Fuhs of the Enforcement Division at 781-5912 for further
information.
Mitigation Measure 4.b.1: Any new landscape planted within the open
BP
PS
4.a.1
space easement or near Paloma Creek shall be native species approved by
a biologist for use around creeks. The project biologist shall monitor all work
within 50 feet of the creek bank.
Mitigation Measure 5.d.1: In the event that human remains are discovered
Ongoing
PS
5.d.1
on the property, all work on the project shall stop and the Atascadero Police
Department and the County Coroner shall be contacted. The Atascadero
Community Development Department shall be notified. If the human
remains are identified as being Native American, the California Native
American Heritage Commission (NAHC) shall be contacted at (916) 653-
4082 within 24 hours. A representative from both the Chumash Tribe and
the Salinan Tribe shall be notified and present during the excavation of any
remains.
Mitigation Measure 9.e.f.1: The City is responsible for ensuring that all
BP
Ill
9.e.f.1
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
13000 Atascadero Road
SIP: Subdivision
FD: Fire Department
Vesting Tentative Parcel Map as Amended December 6, 2011
Improvement Plans
FM: Final Map
PD: Police Department
CE: City Engineer
TPM 2005-0080
TO: Temporary
Occupancy
WW: Wastewater
CA: City Attorney
Fl: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
27. A six (6) yearI_IOIRGI inteR@R Rd n,eRt_pla,hal
be a ied by City staff with o maintertanEe hr.nd—
r-P
PS
T:\- pre 06 PLNs (Old Planning Docs)\- GPA - General Plan Amendments\GPA 05\GPA 2005-0016 Eagle Creek\2011 Amendment McGurty & Michado\PC SR.Eagle Creek Amendment 12-6-
1l.doc
ITEM NUMBER: 5
DATE: 12-6-11
Planning Commission Staff Report
Staff Report - Community Development Department
Alfredo Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
Sara Schack, Planning Intern, planninginterns@atascadero.org
PLN 2007-1190
Conditional Use Permit Amendment to Conditional Use Permit
Residential Care Facility Use
9525 Gallina Ct
(Vrajich)
RECOMMENDATIONS:
Staff recommends the Planning Commission adopt Resolution PC 2011-0020,
approving an amendment to PLN 2007-1190 (Conditional Use Permit) to allow for a
residential care facility in a Residential Suburban (RS) of up to 15 non-ambulatory
residents based on findings and subject to Conditions of Approval.
DISCUSSION:
Situation and Facts
1. Property Owner / Applicant: Ruth and Milan Vrajich, 9525 Gallina Ct.,
Atascadero, CA 93422
2. Project Address: 9525 Gallina Ct., Atascadero, CA 93422
APN 054-272-025
3. General Plan Designation: Rural Estates (RE)
4. Zoning District: Residential Suburban (RS)
5. Site Area: 2.6 acres
6. Existing Use: Residential Care Facility
7. Environmental Status: Class 1, Categorical Exemption Section 15301:
Existing Facilities
Background:
The proposed project consists of an amendment of a previously approved Conditional
Use Permit (PLN 2007-1190 / PLN 2007-0203) to increase the number of residential
care patients from 10 patients to 15 patients at an existing residential care facility
located at 9525 Galina Ct. Paradise Valley Care home was established in 1999 and
specializes in patients with Alzheimer's and dementia. At that time, it served 6 residents
until the approval of the Conditional Use Permit (CUP) in 2007. The CUP allowed for
eight (8) residents to be cared for at the property. Consistent with the Atascadero
Municipal Code (AMC) 9-3.423, a CUP is required by the City of Atascadero for
residential care facilities to care for over six (6) patients. A second amendment to
increase the number of patients was approved in 2008.
The applicant, with the approval of a third amendment, the care facility's maximum
number of residents will be fifteen (15). It is currently and will remain licensed for care
of "non-ambulatory" patients.
California Health and Safety Code, Section 13131, defines "non-
ambulatory" persons as:
"Non-ambulatory Persons" means persons unable to leave a building
unassisted under emergency conditions. It includes any person who is
unable, or likely to be unable, to physically and mentally respond to a
sensory signal approved by the State Fire Marshal, or an oral instruction
relating to fire danger, and persons who depend upon mechanical aids
such as crutches. walkers. and wheelchairs."
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Surrounding Land Use and Setting
North: Residential Suburban
South.- Residential Suburban
East: Residential Suburban
West.- Residential Suburban
Analysis,
The project site is within the Rural Estates General Plan Land Use Designation and is
zoned Residential Suburban, which allows for residential care facilities to serve more
than 6 residents with the approval of a Conditional Use Permit. The site consists of a
single-family home used as a residential facility, a shed, a mobile home, parking area
for multiple cars, a back patio with seating areas, a gated pool area with poolside
seating, and a large grass field in the back. The front, side, and back yards are all
landscaped with grass, flowers, and mature trees.
The property will remain under an R-2.1 occupancy under the California Building Code
for a 24 -Hour Care Facility. This will allow for continued residential use rather than a
typical hospital -type setting.
California Residential Code, Section 1.1, defines R-2.1 occupancy as:
R-2.1 This occupancy shall include building, structure or parts thereof
housing clients, on a 24-hour basis, who because of age, mental disability
or other reasons, live in a supervised residential environment that provides
personal care services.
This occupancy may contain more than six non ambulatory and/ or
bedridden clients. (See Section 425 Special Provisions for Licensed 24 -
Hour Care Facilities in a Group R-2.1, R-3.1 or R-4 Occupancy). Such as
Residential care facilities.
The site consists of two (2) employees and two (2) owners during operating hours for
the ten (10) residents. With the increase in number of residents, the resident to
employee ratio will be 3:1. This ratio meets the state requirements for care facilities as
required by the California Department of Health Services. There will be a maximum of
three (3) employees per shift, a maximum of eighteen (18) people at the care facility.
The property currently has a septic system. Homes that utilize septic systems are sized
according to the number of bedrooms, not the number of bathrooms. The house is
proposed to have a total of eight bedrooms, and increase from the current five
bedrooms. The septic system will be to be properly sizes as a condition of approval
(Condition 8). This will need to be completed at the time of building permit submittal.
Parkina / Traffic / Circulation / Fire Access
The increase from 10 residents to 15 residents will not create a significant increase in
traffic. The site includes an existing parking area that accommodates residents, visitors,
and employees. Adequate access is provided from Gallina Court. Off- street parking is
provided at the front and side of the property. The front and side paved areas can
accommodate up to 7 vehicles (5 in the front setback, 2 in the rear). Additional parking
for employees is located along Gallina Court. This parking area can accommodate 3
parking spaces, for a total of 10 off-street parking spaces. The applicant directs staff
and visitors to utilize the designated parking area on the front and side.
At this time, residents do not have cars on-site due to the nature of care provide for
Alzheimer's and dementia patients. A neighborhood compatibility concern will be the
amount of on-site parking. Staff is concerned that parking may become an issue in the
future and is recommending that parking be limited to visitors and employees only
(Condition 7).
The Fire Department has reviewed the site and has determined that there is adequate
emergency access. The area for turnaround is plentiful and acceptable for emergency
vehicles.
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General Plan Consistency
The proposed project is consistent with the following General Plan Housing Element
Policy:
Goal HOS 1: Promote diverse and high quality housing opportunities to meet the needs
of all segments of the community.
Goal HOS 4: Ensure equal access to sound, affordable housing for all persons
regardless of race, religion, age, sex, marital status, ancestry, national origin, color,
familial status, or disability.
Findings
The Planning Commission must make the following five findings to approve the
requested use:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
Staff Comment: The use is consistent with the housing elements goals outlined in
the General Plan.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance.)
Staff Comment
requirements.
The proposed use is consistent with all 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.
Staff Comment: The proposed use will not be detrimental to the general public or
working person's health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The proposed increase in residential care clients will not negatively
impact the surrounding neighborhood.
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.
Staff Comment: The proposed project and use, is consistent with the traffic
projections and road improvements anticipated within the General Plan based on
limiting the amount of cars on-site to employees and visitors only (Condition 7).
Additional traffic from visitors will be generated with the 5 additional patients.
Based on staff's analysis in the preceding sections all the required findings for approval
of a Conditional Use Permit Amendment can be made.
Proposed Environmental Determination
The project qualifies for a Class 1 categorical exemption. This categorical exemption
applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features involving negligible or no expansion of use beyond that existing
at the time of the Lead Agency's determination. The exemption includes interior or
exterior alterations. Guidelines Sec. 15301.
Conclusion
The proposed project is a request to expand an existing 10 resident care facility to allow
for fifteen (15) residents. The proposed increase will not create substantial impacts to
the surrounding neighborhood and/or environment. The use is compatible with the
Residential Suburban Zoning Designation and will provide increase opportunities to
elderly persons requiring an additional level of care.
ALTERNATIVES
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 parcel would retain its designation
of Residential Suburban and would be allowed to continue to operate with a
maximum of 10 clients. The Commission should 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 Map
Attachment 3:
Site Photos
Attachment 4:
Site Plan
Attachment 5:
Proposed Floor Plan
Attachment 6:
CEQA Exemption
Attachment 7:
Draft Resolution PC 2011-0020
ATTACHMENT 1: Location Map, General Plan and Zoning
Zoning: RS (Residential Suburban)
General Plan Desi nom: RE (Rural Estate)
ATTACHMENT 2: Aerial Map
Zoning: RS (Residential Suburban)
General Plan Designation: RE (Rural Estate)
ATTACHMENT 3: Site Photos
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ATTACHMENT 6: CEQA Exemption
f —
�A,SCAD�
TO:
File
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6907 El Camino Rcal Atascadero, CA 93422 805.461.5000
FROM: Sara Schack
Planning Intern
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 2007-1190 / Conditional Use Permit PLN 2007-0203
Project Location: 9525 Gallina Ct., Atascadero, CA 93422, San Luis Obispo County
Project Description: This is an application for a Second Amendment to a Conditional Use
Permit to allow expansion of a residential care facility from ten (10) residents to fifteen (15)
residents.
Name of Public Agency pproving Project: City of Atascadero
Name of Person or Agency CgMing Out Project: Ruth and Milan Vrajich (applicant)
Exempt Status:
❑ Ministerial (Sec. 15073) ❑ Emergency Project (Sec. 1507 (b) and (c))
❑ Declared Emergency (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 1506 Lc)
® Categorically Exempt (Sec. 15301)
Reasons why project is exemp : Class 1 of the California Environmental Quality Act (CEQA)
(Section 15301, applies to the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features involving negligible or no expansion of use beyond that existing at the
time of the Lead Agency's determination. The exemption includes interior or exterior alterations.
Contact Person: Sara Schack, planningintems@atascadero.org
Date: December 6, 2011
Sara Schack
Planning Intern
ATTACHMENT 7: Draft Resolution PC 2011-0020
DRAFT RESOLUTION PC 2011-0020
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING PLN 2007-1190
AMENDMENT TO CONDITIONAL USE PERMIT PLN 2007-0203 TO
ESTABLISH A 15 -CLIENT RESIDENTIAL CARE FACILITY LOCATED
AT 9525 GALLINA COURT
APN 054-272-025
(Vrajich)
WHEREAS, an application has been received from Ruth and Milan Vrajich, 9525
Gallina Ct, Atascadero, CA 93422, (Owner and Applicant) to consider an Amendment to PLN
2007-1190/Conditional Use Permit 2007-0203 to allow up to 15 clients at an existing residential
care facility at the site of an existing 10 -client facility at 9525 Gallina Ct. (APN 054-272-025);
and,
WHEREAS, the site's current General Plan Designation is Rural Estate (RE); and,
WHEREAS, the site's current zoning district is Residential Suburban (RS); and,
WHEREAS, Residential Care Facilities serving 6 or more clients is a Conditional Use in
the RS Zone; and,
WHEREAS, the facility is currently approved for a maximum of 10 clients; and,
WHEREAS, the project is Class 1 Categorically Exempt for Infill Projects in accordance
with 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 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 application; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on December 6, 2011, studied and considered an amendment to PLN 2007-
1190; and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for approval of Conditional Use. 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 2. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on December 6, 2011 resolved to approve an Amendment to PLN 2007-1190
subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Site Plan
EXHIBIT C: Floor Plan
EXHIBIT D: Parking Areas
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
Conditions of Approval
Timing
Responsibility
Mitigation
PLN 2007-1190 Amendment
BL: Business
/Monitoring
Measure
CUP 2007-0203
License
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
9525 Gaiiina Ct
FI: Final Inspection
TO: Temporary
FD: Fire Department
PD: Police Department
Occupancy
CE: City Engineer
FO: Final
WW: Wastewater
Occupancy FM:
CA: City Attorney
Final Map
Planning Department Standard Conditions
1. This Conditional Use Permit shall be for a 15 -client residential
FO
PS
care facility located at 9525 Gallina Ct (APN 054-272-025)
regardless of owner.
2. The approval of this Use Permit shall become final and effective
BP
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 authority
BP
PS, CE
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 and any associated Tentative Maps unless
appealed to the City Council.
4. Discontinuance and re-establishment of this use shall be
BP
PS
governed by the Atascadero Municipal Code non -conforming use
provisions section 9-7.107
5. The applicant shall defend, indemnify, and hold harmless the City
Ongoing
of Atascadero or its agents, officers, and employees against any
claim or action brought to challenge an approval by the City, or
any of its entities, concerning the subdivision.
Planning Department Specific Conditions
6. The facility shall meet or exceed all standards as required by the
Ongoing
BS/FD
California Building Code (CBC) and any superseding local
ordinances related to building safety and/or fire codes and
regulations.
7. The applicant shall limit parking to employees and visitors only.
Ongoing
BS/FD
Residents of the care facility will not be allowed to store or park
vehicles on the premise. Applicant shall properly maintain off-
street parking areas as shown in Exhibit D.
Public Works Project Conditions
8. Provide verification from a licensed Civil Engineer stating that the
BP
BS
septic system is designed and capable to handle the eight
bedrooms proposed. If the current system is not large enough, a
new system must be engineered and permitted prior to an
increase in clients.
9. Show the 100% reserve leach field area on the plans with a note
BP
BS
stating that structures cannot be built over or within eight feet of
the reserve area. The size of the area is based on the size
needed for up to 8 bedrooms.
EXHIBIT B: Site Plan
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EXHIBIT C: Floor Plan
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OCT 13 2011
COMMUNITY DEVELOPMENT
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ITEM NUMBER: 6
DATE: 12-6-11
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2099-0284
Amendment to Conditional Use Permit 2005-0161
Transmission Shop and Storage Building
8900, 8910 EI Camino Real
(Duty, Davis)
SUBJECT:
The proposed project consists of an application for an amendment to and
reconsideration of a Conditional Use Permit to allow construction of a previously
approved storage building and transmission shop at the above location. The proposal
includes one new 3,920 square -foot metal building, retention of the existing buildings,
and on-site parking.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2011-0021 approving an amendment to
Conditional Use Permit 2005-0161 based on findings and subject to Conditions of
Approval.
Situation and Facts
1. Property Owners: James Duty, 8787 Plata Lane, #3, Atascadero, CA
93422
Robert Davis, 8787 Plata Lane #5, Atascadero, CA
93422
2. Applicant: James Duty, 8787 Plata Lane, #3, Atascadero, CA
93422
3. Project Address: 8900,8910 EI Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 056-051-033
4. General Plan Designation: Service Commercial (SC)
5. Zoning District: Commercial Service (CS)
6. Site Area: 0.93 acres
7. Existing Use: Service Commercial
8. Environmental Status: Consistent with Certified Mitigated Negative Declaration
(2005-0031) for CUP 2005-0161
DISCUSSION:
Background
A Conditional Use Permit (CUP 2005-0161) was approved by the Planning Commission
on October 18, 2005 allowing the construction of two new 4,000 square -foot metal
buildings, retention of the existing building, site landscaping, and on-site parking at 8900
EI Camino Real. Each building is part of a Master Plan of Development with the rear
most building scheduled as Phase II. Building permits were issued for the project and
Phase I has been constructed. However, because Phase II was not completed within
the required five (5) years of issuance of the Conditional Use Permit, approval for the
second phase expired and became null and void. The applicant is now requesting an
amendment to reinstate approval for the second building, which would include 1,000
square feet for a transmission shop and 2,920 square feet for additional storage, be
located at the rear of the property. The updated site plan would include 19 parking
spaces.
Surroundina Land Use and Settin
North:
Commercial Retail
South:
Service Commercial
East:
Service Commercial
West:
Service Commercial
ANALYSIS:
Aerial Photo
t
The project site is within the Service Commercial General Plan Land Use Designation
and Commercial Service Zoning District, which allows light repair services and auto
repair and conditionally allows accessory storage and storage yards if required findings
can be made per the Atascadero Municipal Code (AMC) 9-6.103 and 9-6.140.
Existing Site Conditions
The approximately one acre (0.93 ac) project site is developed with a converted house
that is used for business offices and a 4,000 square foot industrial building constructed
as a part of Phase I of the Master Plan. It contains a transmission shop and storage
facility. The existing site plan design meets the requirements of the Atascadero
Municipal Code and the appearance review requirements of the General Plan. The site
includes perimeter landscaping and fencing designed to screen the proposed use and
structures. The frontage along EI Camino Real includes landscaping and street trees,
consistent with the approved CUP.
EI Camino Real Frontage
DRC Review
Existing Building B
r
The DRC reviewed the proposed structure would be built at the rear of the site, at or
near its southern and western edges. New parking is configured at a 90 degree angle
along the southern edge of the parcel and along the north side of the proposed building.
Existing landscaping is concentrated between the street front and the front office
building. The DRC is recommending the Planning Commission waive the requirement
for a minimum of ten percent (10%) of the interior of all parking lots shall be landscaped
and 6 -foot wide landscape fingers shall be provided every eight parking spaces.
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Outdoor Storage to remain
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Min. 20 -foot Fire Clearance
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Proposed Building
Outdoor Storage to remain
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Uses
The site is occupied by Coastal Rental Equipment, which rents, sells, and services a
variety of equipment. An existing 1,720 square foot single-family residential building
along the frontage of EI Camino Real serves as the main commercial space and rental
office. The metal building constructed as Phase I includes 1,000 square feet of storage
space for rental equipment and a 3,000 square foot transmission shop. Currently the
rear of the property along the southern edge is being used as an outdoor storage yard.
The storage use would be eliminated with the construction of the Phase II building.
Outdoor storage would be limited to the area between Building "A" and Building "B" as
well as a portion of the southern side of the side with a minimum 20 -foot fire clearance
is maintained at all times. The outdoor storage area will be required to be stripped to
delineate storage area and keep the fire lane clear for emergencies.
The applicant would be providing the required number of spaces for all the uses existing
and proposed on-site. The total number of parking spaces require by the AMC is 19.
The applicant is proposed to provide 19 spaces on-site.
With the expiration of approval for Phase II of the development plan, the site is not
entitled for any additional construction at this time. The proposed amendment to CUP
2005-0161 would reinstate approval for construction of the 3,920 sf transmission shop
and storage building on-site.
Findings for a Conditional Use Permit
The Planning Commission must make the following five findings in order to approve a
CUP for the transmission shop and accessory storage building within the service
commercial zone. If the Commission chooses to deny the project, site specific findings
for denial must be cited.
1. The proposed project or use is consistent with the General Plan.
Staff Comment: The use is consistent with the General Plan
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: The proposed project satisfies all applicable provisions of the City's
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.
Staff Comment: The proposed project and operation is currently and will not be a
detriment to the health, safety, or welfare of the general public.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The existing project is consistent with the character of the
neighborhood. The additional building will not create an inconsistency nor be
contrary to 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.
Staff Comment: The proposed building will not increase traffic beyond the safe
capacity.
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.
ENVIRONMENTAL DETERMINATION:
The Mitigated Negative Declaration for CUP 2005-0161 analyzed
impacts for two new
4,000 square foot metal
storage/service
buildings and one existing 1,720 square foot
single-family residential
building being
used as a commercial
rental office. Staff
considers the proposed
project to be
consistent with Certified
Mitigated Negative
Declaration (2005-0031)
for CUP 2005-0161. All previously
approved mitigation
measures must still be followed. These
measures are included
in the conditions of
approval.
CONCLUSION:
The applicant is proposing construction of a previously entitled 3,920 square foot
transmission shop and accessory storage building. The proposed project is consistent
with the General Plan and Atascadero Municipal Code. Based on the above analysis
and incorporated conditions, staff believes that the findings for approval of the
amendment of a Conditional Use Permit 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:
Site Photos
Attachment 4:
Proposed Site Plan
Attachment 5:
Proposed Floor Plan
Attachment 6:
Notice of Determination
Attachment 7:
Draft Resolution PC 2011-0021
Attachment 1: Location Map, General Plan and Zoning
Zoning: Service Commercial (SC)
General Plan Designation: Commercial Service (CS)
Attachment 2: Aerial Photo
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Coastal Rental Equipment V,
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8900 EI Camino Real
Attachment 3: Site Photos
Proposed Building "C" Location (looking NW)
Proposed Building OC" Location (looking SW)
Attachment 3: Site Photos (continued)
Existing Building "B' (Transmission Shop - looking NE)
Existing Building 9B' (Transmission Shop - looking SE)
Attachment 3: Site Photos (continued)
Existing Parking along north side of Building iB'
Existing Outdoor Storage along south of Building "B'
Attachment 4: Proposed Site Plan
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Attachment 6: Notice of Determination
(E' -)RSED)
FILED
NOV 18 2005
JULIE L. RODEWALD COUNTY CLERK
By Darlene A Roberts
DEPUTY CLERK CITY OF ATASCADERO
NOTICE OF DETERMINATION
6905 EI Camino Real, Suite 6 Atascadero, CA 93422 805.461.5000
To: ® County Clerk. County of San Luis Obispo
From: Steven G. McHarris. City of Atascadero
Subject: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code
STATE CLEARINGHOUSE tar:
Applicant:
DeCou Lumber Co.. P.O. Box 698. Atascadero. CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 EI Camino Real Atascadero. CA 93422 APN 056-051-033
Location:
i
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
The site is located on 0.93 acres within the Commercial Service Zone.
i
General Plan Designation: Service Commercial (SC)
Zoning District Commercial Service (CS)
This is to certify that the City of Atascadero, the ® lead/a ❑ responsible agency approved the above-described project on October 18, 2005 and made
the following determinations:
1. The project ❑ will ® will not have a significant effect on the environment
2. ❑ An Environmental Impact Report was prepared and certified for this project pursuant to the provisions of CEQA and reflects the
independent judgment of the Lead Agency.
❑ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent judgment of the
Lead Agency.
® A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent
judgment of the Lead Agency.
3. Mitigation measures ® were ❑ were not made a condition of the approval of the project.
4. A Statement of Overriding Considerations ❑ was ® was not adopted for this project.
5. Findings Z were ❑ were not made pursuant to the provisions of CEQA.
6. The location and custodian of the documents which comprise the record of proceedings for the Final EIR (with comments and responses) or
Mitigated Negative Declaration are specified as follows:
Custodian : ven G. AlcHarns. Community Development Deputy Director
Location' , r'Ommum(v Development Department. 6905 EI Camino Real. Suite 6. Atascadero. CA 93422
Ston G. McHarrts. Community Development Deputy Director Date
1- t,IV 2�-IitcI I I--1-11,. —I- I I�I195IU 57 M1
6905 EL CAMINO REAL, SUITE 6 a ATASCADERO, CA 93422 • (805) 461-5000 • FAX 461-7612
Attachment 7: Draft Resolution PC 2011-0021
DRAFT RESOLUTION PC 2011-0021
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT 2005-0161
TO ALLOW CONSTRUCTION OF A 39920 SF TRANSMISSION SHOP
AND ACCESORY STORAGE BUILDING
AT APN 056-051-033
(89009 8910 El Camino Real /Duty, Davis)
WHEREAS, an application has been received from Applicant and Property Owner,
James Duty, (8787 Plata Lane, #3, Atascadero, CA, 93422) to consider an amendment to an
existing Conditional Use Permit (CUP 2005-0161); to construct a transmission shop and
accessory storage building and,
WHEREAS, the site's General Plan Designation is Commercial Service (CS); and,
WHEREAS, the site's Zoning is Service Commercial (SC); and,
WHEREAS, a Conditional Use Permit is required to construct a transmission shop and
accessory storage building within the Service Commercial zone; and,
WHEREAS, CUP 2005-0161 was previously approved on this site for a repair shop and
storage use; and,
WHEREAS, the proposed project is consistent with adopted Mitigated Negative
Declaration 2005-0031 for CUP 2005-0161; 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 December 6, 2011, studied and considered the amendment to Conditional
Use Permit 2005-0161, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Consistency. The Planning Commission
finds as follows:
1. The proposed project is consistent with adopted Mitigated Negative Declaration 2005-
0031, thereby fulfilling 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 December 6, 2011 resolved to approve the amendment to Conditional Use
Permit 2005-0161 subject to the following:
EXHIBIT A:
Conditions of Approval
EXHIBIT B:
Approved Site Plan
EXHIBIT C:
Revised Site Plan
EXHIBIT D:
Approved Elevations
EXHIBIT E:
Revised Building C Elevations
EXHIBIT F:
Proposed Building C Floor Plan
EXHIBIT G:
Landscape Plan
EXHIBIT H:
Color and Materials Board
EXHIBIT 1:
Adopted Mitigated Negative Declaration
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 Frace
Community Development Director
EXHIBIT A: Conditions of Approval
(PLN 2099-0284/CUP 2005-0161)
Conditions of Approval /
Timing
Responsibili
Mitigation
Mitigation Monitoring Program
ty
Measure
/Monitoring
8900 E/ Camino Rea/
BL: Business
License
PS: Planning Services
BS: Building Services
CUP 2005-0161
GP: Grading
Permit
FD: Fire Department
BP: Building
PD: Police Department
CE: City Engineer
Permit
FI: Final
WW: Wastewater
Inspection
CA: City Attorney
TO: Temporary
Occupancy
F0: Final
Occupancy
Planning Services
1. This conditional use permit shall be for a storage yard, indoor storage and
FM
PS
auto repair use and associated offices as described on the attached
exhibits and located on parcel 056-051-033 regardless of owner. Approval
includes a phased plan for twe 4,000 one 3,920 sf metal storage building
on-site.
2. The approval of this use permit shall become final and effective for the
FM
PS
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 authority to
BP / FM
PS, CE
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 and any associated Tentative Maps unless appealed
to the City Council.
4. Approval of this Conditional Use Permit shall be valid for twelve
BP / FM
PS
twenty-four (24) months after its effective date. At the end of the period,
the approval shall expire and become null and void unless the project has
received a building permit.
this appreval. Approval of Phase 11 shall expire At that time -and henerne ni -11
and void FequlFdRg a r.,nai+i„nA-t Use Permit amendment to re Rstate nn„
66IGh proposal shall GE)Mply with -all fi-Iture ZO-RiRg c)PdiRaRG86 StAndArd-8
5. The applicant shall defend, indemnify, and hold harmless the City of
Ongoing
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the city, or any of its entities,
concerning the subdivision.
6 nn„ s bseq ion+ TeRtatiye Map ,nd All construction permits shall be
BP/FM
PS, CE
consistent with the Master Plan of Development contained herein.
7. All exterior elevations, finish materials, and colors shall be consistent with
BP
PS
the Master Plan of Development as shown in EXHIBITS I. an EXHIBITS
E and H with the following modifications:
Conditions of Approval /
Timing
Responsibili
Mitigation
Mitigation Monitoring Program
ty
Measure
/Monitoring
8900 E/ Camino Rea/
BL: Business
License
PS: Planning Services
BS: Building Services
CUP 2005-0161
GP: Grading
Permit
FD: Fire Department
BP: Building
PD: Police Department
CE: City Engineer
Permit
FI: Final
WW: Wastewater
Inspection
CA: City Attorney
TO: Temporary
Occupancy
F0: Final
Occupancy
• All exterior material finishes shall be durable, high quality, and consistent
with the architectural appearance.
■ Any exterior light fixtures shall be compatible with building design, subject
to staff approval.
8. All site work, grading, and site improvements shall be consistent with the
BP/FM
PS, BS, CE
Master Plan of Development as shown in EXHIBIT rr EXHIBIT C.
9. A final landscape and irrigation plan shall be approved prior to the issuance
BP
PS, BS
of building permits and included as part of site improvement plan consistent
with EXHIBIT F EXHIBIT G, and as follows:
■ All areas shown on the landscape plan shall be landscaped prior to the
final of any single building permit on-site.
■ The applicant shall work with planning staff to determine the best
placement for the side and street trees and shall work with engineering
staff to determine the best location for the street trees so that no views
are obscured.
10. All Outdoor storage shall be placed indoors with the construction of
BP
PS, BS
Building C and in the designated areas as shown in Exhibit C. In no
instance shall there be scrap, junk or wrecked vehicles outside of
buildings or located within parking areas.
11. Outdoor Storage area along the southern property boundary shall be
stripped with white paint or similar color to delineate area of outdoor
storage. A minimum fire clearance of 20-feet shall be maintained at all
times for fire clearance.
Building Services
12. A soils investigation prepared by a licensed Geotechnical Engineer is to
GP
PS
be provided for the project. The report is to be provided at the time of
BP
building permit submittal along with the building plans for review by the
Building Division. Recommendations contained in the report are to be
incorporated into the project plans.
PUBLIC WORKS
13. The applicant shall submit an erosion -And ^'eA^ v.4ater control plan for
BP
CE
review by the City Engineer prior to the issuance of building permits.
14. The applicant shall pay all sewer fees prior to the issuance of
BP
CE
building permits.
15. The applicant shall provide for the detention of stormwater if 1000
BP
CE
square feet or more of impervious surface is added to the site. The
applicant shall detain the difference between the 2 year
Conditions of Approval /
Timing
Responsibili
Mitigation
Mitigation Monitoring Program
ty
Measure
/Monitoring
8900 E/ Camino Rea/
BL: Business
License
PS: Planning Services
BS: Building Services
CUP 2005-0161
GP: Grading
Permit
FD: Fire Department
BP: Building
PD: Police Department
Permit
CE: City Engineer
FI: Final
WN: Wastewater
Inspection
CA: City Attorney
TO: Temporary
Occupancy
F0: Final
Occupancy
undeveloped storm and the 50 year developed storm.
16. Oil, transmission or radiator fluid changes shall not occur in areas
CE
that drain to any stormwater facilities.
17. Car washing shall take place in areas where wash water can be
CE
collected and disposed of in the sanitary sewer. In the event a
commercial car wash is installed, the applicant shall apply for
permission to discharge to the sanitary sewer system prior to
system operation.
EXHIBIT B: Approved Site Plan
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I� ° m I -
I� I G <x I
Proposed Building
--
I
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I j tat ,J
L
EXHIBIT D: Approved Elevations
EXHIBIT E: Revised Building •C' Elevations
I
: -H "IYW4- nr/-Ei
al ..
1 —II
t-`
EXHIBIT F: Proposed Building 'C' Floor Plan
91
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4
ct
Q
..
Q
R1
EXHIBIT G: Landscape Plan
EXHIBIT H: Color and Materials Board
C.OR AND MATERIAL / SAMPLEOOARD FOR
DECOU LUMBER CO. INC. (FOR TAYLOR RENTAL)
8900 EL CAMINO REAL ATASCADERO, CA.
�Mnr JIIN 13 10Q3
p�vEC ppM�NT
Charcoal Black ■
COMP SHINGLE HOOF AT EXISTING FRONT BUILDING
s-r0t40, wiH 1i�`�.
WALL / SIDING COLOR AT FRONT BUILDING (EX.) TRIM / FASCIA COLOR AT FRONT BUILDING (EX.
WALL / ROOF PANEL COLOR AT PROPOSED STORAGE BUILDING
See project file for specific proposed color selections
Exhibit I: Adopted Mitigated Negative Declaration
See Next Page
City of Atascadero
CEQA Referral
R equ est for Comments
Community Development Department 6905 El Camino Real, Suite 6, Atascadero, CA 93422 (805) 461-5000
Date: September 21, 2005
Atascadero Mutual Water Company
Address Management System
Charter Communications
Pacific Bell
Pacific Gas and Electric
San Luis Obispo Air Pollution Control District
So. Ca. Gas Co.
SLO County Assessor's Office
SLOCOG, Peter Brown
US Postal Service
Owners: DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93422
Architect: Robert Fisher, 8665 Mirada Lane, Atascadero, CA 93422
From: Kelly Gleason, Associate Planner
0 The attached Proposed Mitigated Negative Declaration is referred for your Agency's review
and comment. The public review period for this project runs from September 21, 2005
through October 10, 2005.
Mitigated Negative Declaration 2005-0131 and Initial Study.
CITY OF ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF ATASCADERO
NOTICE OF INTENT TO ADOPT MITIGATED NEGATIVE
DECLARATION AND PLANNING COMMISSION PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Atascadero Planning Commission will be holding a
public hearing to consider the following project and environmental determination. The public is
encouraged to attend.
Applicant:
DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 El Camino Real Atascadero, CA 93422 APN 056-051-033
Location:
Pavilion on the Lake, 7:00 p.m.
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
Environmental
The site is located on 0.93 acres within the Commercial Service Zone.
Determination:
General Plan Designation: Service Commercial (SC)
Zoning District: Commercial Service (CS)
Environmental
Begins: September 21, 2005
Review Dates:
Ends: October 10, 2005
Hearing Date:
October 18, 2005
Hearing
Pavilion on the Lake, 7:00 p.m.
Location:
9315 Pismo Avenue, Atascadero, CA 93422
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration
Environmental
is proposed. The proposed Mitigated Negative Declaration is available for public
Determination:
review from 9/21/05 through 10/10/05 at 6905 El Camino Real, Suite 6, Community
Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Any interested person may review the proposed Mitigated Negative Declaration and project files.
Questions should be directed to Kelly Gleason, Associate Planner at 461-5000, ext 3436.
Warren M. Frace, Community Development Director Date
File: CUP 2005-0161.EI Camino.MND.kg Print Date: 12/01/119:48 AM
6905 EL CAMINO REAL, SUITE 6 • ATASCADERO, CA 93422 • (805) 461-5000 •
FAX 461-7612
CITY OF ATASCADERO
CERTIFICATE OF FEE EXEMPTION
6905 El Camino Real, Suite 6 Atascadero, CA 93422 805/461-5000
De Minimis Impact Finding
Applicant:
DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 El Camino Real Atascadero, CA 93422 APN 056-051-033
Location:
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
The site is located on 0.93 acres within the Commercial Service Zone.
General Plan Designation: Service Commercial (SC)
Zoning District: Commercial Service (CS)
FINDINGS OF EXEMPTION:
1. An Initial Study has been prepared by the Lead Agency to evaluate the project's effects on wildlife resources, if any.
2. The Lead Agency hereby finds that there is no evidence before the City that the project will have any potential for adverse effect on
the environment.
3. The project ❑ *will ® will not result in any changes to the following resources:
(a) Riparian land, rivers, streams, watercourses and wetlands;
(b) Native and non-native plant life and the soil required to sustain habitat for fish and wildlife;
(c) Rare and unique plant life and ecological communities dependant on plant life;
(d) Listed threatened and endangered plants and animals and the habitat in which they are believed to reside;
(e) All species listed as protected or identified for special management in the Fish and Game Code, the Public Resources Code,
the Water Code or regulations adopted thereunder;
(f) All marine and terrestrial species subject to the jurisdiction of the Department of Fish and Game and the ecological
communities in which they reside; and
(g) All air and water resources, the degradation of which will individually or cumulatively result in a loss of biological diversity
among the plants and animals residing in that air and water.
*If the project will result in changes to any of these resources, the City has, on the basis of substantial evidence, "rebutted" the presumption of
adverse effect to these resources. A statement in support of this rebuttal is attached.
CERTIFICATION:
I hereby certify that the Lead Agency has made the above finding(s) of fact and based upon the Initial Study and the hearing
record the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2
of the Fish and Game Code.
Steven G. McHarris, Community Development Deputy Director Date
File: CUP 2005-0161.EI Camino.MND.kg Print Date: 12/01/119:48 AM
6905 EL CAMINO REAL, SUITE 6 • ATASCADERO, CA 93422 • (805) 461-5000 •
FAX 461-7612
CITY OF ATASCADERO
NOTICE OF DETERMINATION
6905 El Camino Real, Suite 6 Atascadero, CA 93422 805.461.5000
To: ® County Clerk, County of San Luis Obispo
From: Steven G. McHarris, City of Atascadero
Subject:Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code
STATE CLEARINGHOUSE #:
Applicant:
DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 El Camino Real Atascadero, CA 93422 APN 056-051-033
Location:
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
The site is located on 0.93 acres within the Commercial Service Zone.
General Plan Designation: Service Commercial (SC)
Zoning District: Commercial Service (CS)
This is to certify that the City of Atascadero, the ® lead/a ❑ responsible agency approved the above-described project on October 18, 2005 and made
the following determinations:
1. The project ❑ will ® will not have a significant effect on the environment.
2. ❑ An Environmental hnpact Report was prepared and certified for this project pursuant to the provisions of CEQA and reflects the
independent judgment of the Lead Agency.
❑ ANegative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent judgment of the
Lead Agency.
® A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent
judgment of the Lead Agency.
3. Mitigation measures ® were ❑ were not made a condition of the approval of the project.
4. A Statement of Overriding Considerations ❑ was ® was not adopted for this project.
5. Findings ® were ❑ were not made pursuant to the provisions of CEQA.
6. The location and custodian of the documents which comprise the record of proceedings for the Final EIR (with comments and responses) or
Mitigated Negative Declaration are specified as follows:
Custodian: Steven G. McHarris, Community Development Deputy Director
Location: Community Development Department, 6905 El Camino Real, Suite 6,
Atascadero, CA 93422
Steven G. McHarris, Community Development Deputy Director Date
File: CUP 2005-0161.EI Camino.MND.kg
Print Date: 12/01/119:48 AM
6905 EL CAMINO REAL, SUITE 6 • ATASCADERO, CA 93422 • (805) 461-5000 •
FAX 461-7612
CITY OF ATASCADERO
CERTIFIED MITIGATED
NEGATIVE DECLARATION #2005-0031
6905 El Camino Real, Suite 6 Atascadero, CA 93422 805/461-5000
Applicant:
DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 El Camino Real Atascadero, CA 93422 APN 056-051-033
Location:
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
The site is located on 0.93 acres within the Commercial Service Zone.
General Plan Designation: Service Commercial (SC)
Zoning District: Commercial Service (CS)
Findings:
1. The project does not have the potential to degrade the environment.
2. The project will not achieve short-term to the disadvantage of long-term environmental
goals.
3. The project does not have impacts which are individually limited, but cumulatively
considerable.
4. The project will not cause substantial adverse effects on human beings either directly or
indirectly.
Determination:
Based on the above findings, and the information contained in the initial study 2005-0031 (made
a part hereof by reference and on file in the Community Development Department), it has been
determined that the above project will not have an adverse impact on the environment when the
following proposed mitigation measures are incorporated into the project (see attachment).
Prepared By:
Date Posted:
Public Review Ends:
Attachments:
File: CUP 2005-0161.EI Camino.MND.kg
Kelly Gleason, Associate Planner
September 21, 2005
October 10, 2005
- Location Map
- Site Plan
- Landscape Plan
- Elevations
- Sections
- Floor Plans
Print Date: 12/01/119:48 AM
6905 EL CAMINO REAL, SUITE 6 • ATASCADERO, CA 93422 • (805) 461-5000 •
FAX 461-7612
CITY OF ATASCADERO
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
Environmental Review 2005-0031
Applicant:
DeCou Lumber Co., P.O. Box 698, Atascadero, CA 93423 Phone: 466-8103
Project Title:
Conditional Use Permit 2005-0161
Project
8900 El Camino Real Atascadero, CA 93422 APN 056-051-033
Location:
City of Atascadero
Project
The proposed project consists of an application for a Conditional Use Permit for the construction of
Description:
two 4000 square foot storage buildings. The buildings are proposed to be constructed in two phases.
General Plan
The site is located on 0.93 acres within the Commercial Service Zone.
Designation:
General Plan Designation: Service Commercial (SC)
Zoning:
Zoning District: Commercial Service (CS)
Lead Agency Name
City of Atascadero
and Address:
6905 El Camino Real, Suite 6, Atascadero, CA 93422
Contact Person and
Steve McHarris, Planning Services Manager
Phone Number:
City of Atascadero
6905 El Camino Real, Suite 6,
Atascadero, CA 93422
General Plan
SC (Service Commercial)
Designation:
Zoning:
CS (Commercial Service)
Surrounding Land
North: Service Commercial
Uses and Setting:
South: Service Commercial
West: Service Commercial
East: General Commercial
Other public
None
agencies whose
approval is required
(e.g., permits, financing
approval, or participation
agreement)
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Attachment 1
Location Map
8900 EI Camino Real
Atascadero, CA
CITY OF ATASCADERO
INITIAL STUDY
Zonin : CS
General Plan Designation: Service Commercial
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Attachment 2
Site Plan
CITY OF ATASCADERO
INITIAL STUDY
12/01/11 CUP 2005-0161.EI Camino.MND.kg
SII:/3iii�urvuw'l
=�4
CITY OF ATASCADERO
INITIAL STUDY
Attachment 3
Landscape Plan
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12/01/11 CUP 2005-0161.EI Camino.MND.kg
Attachment 4
Elevations
CITY OF ATASCADERO
INITIAL STUDY
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Attachment 5
Floor Plans
'am no long
CITY OF ATASCADERO
INITIAL STUDY
12/01/11 CUP 2005-0161.El Camino.MND.kg
CITY OF ATASCADERO
Attachment 5
Grading and Drainage Plan
INITIAL STUDY
12/01/11 CUP 2005-0161.El Camino.MND.kg
70
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12/01/11 CUP 2005-0161.El Camino.MND.kg
C
CITY OF ATASCADERO
INITIAL STUDY
Exhibit A
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
CUP 2005-0161
GP: Grading Permit
BP: Building Permit
PS: Planning Services
BS: Building Services
T0: Temporary
FD: Fire Department
Occupancy
PD: Police Department
8900 EI Camino Real
FI: Final inspection
F0: Final Occupancy
WW: City
WW: Wastewater
Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation Measure 1.c.1: The following landscape mitigations shall
BP
BS, PS, CE
1.c.2
apply:
■ Solid Fencing and Screening shall be included around the
perimeter of the site and at the entrances to the storage area.
■ Landscaping shall be provided along the EI Camino Real
frontage and outside of the storage area.
Mitigation Measure 1.d.1: If exterior parking lot lighting is proposed, it
BP
BS, PS, CE
1.d.1
shall be designed to eliminate any off site glare. All exterior site lights
shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light
spillage and glare. Any luminaire pole height shall not exceed 12 -feet in
height, limit intensity to 2.0 foot candles at ingress/egress, and otherwise
0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall
be shield cut-off type and compatible with neighborhood setting, subject
to staff approval.
Mitigation Measure 3.b.1: The project shall be conditioned to comply
BP, GP
BS, PS, CE
3.b.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 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.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area).
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.
12/01/11 CUP 2005-0161.EI Camino.MND.kg
CT
CITY OF ATASCADERO
INITIAL STUDY
Exhibit A
Mitigation Monitoring Program
CUP 2005-0161
8900 EI Camino Real
Timing
OP: Grading Permit
BP: Building Permit
TO: Temporary
Occupancy
FI: Finalnal Occupancy
F0: Final Occupancy
Responsibility
(Monitoring
Buildiings
BS:
n9 Service
FD: Fire Department
PD: Police Department
WW: Wastewater
WIN: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition
and building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities
to prevent airborne dust from leaving the site. Increased
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 plann4ed 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.
The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering, as necessary,
to prevent transport of dust off site. The name and telephone number of
such persons shall be provided to the APCD prior to land use clearance
for map recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 6.c.1: A soils report shall be required to be submitted
BP, GP
PS, BS, CE
6.c.1
with a future building permit by the building department.
12/01/11 CUP 2005-0161.EI Camino.MND.kg
CT
CITY OF ATASCADERO
INITIAL STUDY
Exhibit A
Timing
Responsibility
Mitigation
(Monitoring
Measure
Mitigation Monitoring Program
CUP 2005-0161
OP: Grading Permit
BP: Building Permit
Buildiings
BS:
n9 Service
TO: Temporary
FD: Fire Department
Occupancy
PD: Police Department
8900 EI Camino Real
FI: Finalnal Occupancy
F0: Final Occupancy
WIN: Wastewater
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation Measure 8.e.f.1: The developer is responsible for ensuring
GP
PS, BS, CE
8.e.f.1
that all contractors are aware of all storm water quality measures and
that such measures are implemented. Failure to comply with the
approved construction Best Management Practices will result in the
issuance of correction notices, citations, or stop orders.
Mitigation Measure 11.d.1: All construction activities shall comply with
BP, GP
PS, BS, CE
11.d.1
the City of Atascadero Noise Ordinance for hours of operation.
12/01/11 CUP 2005-0161.EI Camino.MND.kg
CITY OFATASCADERO
INITIAL STUDY
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
❑
Aesthetics
❑
Biological Resources
❑Hazards
& Hazardous
Materials
1-1
Mineral Resources
F-1
Public Services
F-1
Utilities / Service Systems
On the basis of this initial evaluation:
F-1
Agriculture Resources
1-1
Cultural Resources
❑Hydrology / Water
Quality
❑ Noise
❑ Recreation
F-1
Air Quality
F-1
Geology /Soils
1:1
Land Use / Planning
F-1
Population / Housing
F-1
Transportation/Traffic
1-1
Mandatory Findings of Significance
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant effect" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, there
WILL NOT be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards
and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the proposed project.
Kelly Gleason
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Associate Planner
EVALUATION OF ENVIRONMENTAL IMPACTS:
CITY OFATASCADERO
INITIAL STUDY
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a Lead Agency cites following each
question. A "No Impact" answer is adequately supported if the referenced information
sources show that the impact simply does not apply to projects like the one involved (e.g. the
project falls outside a fault rupture zone). A "No Impact" answer should be explained where
it is based on project -specific factors as well as general standards (e.g. the project will not
expose sensitive receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
than Significant Impact." The Lead Agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section XVII, 'Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the
checklist.
6) Lead Agencies are encouraged to incorporate into the checklist references information
sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated. A source list should be attached.
Other sources used or individuals contacted should be cited in the discussion.
12/01/11 CUP 2005-0161.EI Camino.MND.kg
September 2, 2003
Page 1 of 20
Initial Study 2005-0031
Potentially Less Than
Less Than
No
Significant Significant with
Significant
Impact
CUP 2005-0161
Impact Mitigation
Impact
Incorporation
8900 EI Camino Real Atascadero
1. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
❑ ❑
❑
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare that
would adversely affect day or nighttime views in the area?
SOURCES: Project Description; Site/Landscaping Plan, Robert
Fisher; Floor Plans & Elevations,
Robert Fisher;
Planning Staff Site Visit.
DISCUSSION:
1.a,b,c,d) The project site is not located within a scenic vista.
Landscaping is provided along
the EI Camino Real
frontage and all parking areas are located at the rear of the site.
The proposed buildings include the use of
earth -tone
accent features, roof colors, an architectural style complimentary to the surrounding commercial -office environment.
No native trees exist on-site
The following mitigation measures have been identified to assure that the above -stated measures are monitored
during plan review and approval process to assure so that all potential impacts are mitigated to a level of
insignificance:
Mitigation Measure 1.c.1: The following landscape mitigations shall apply:
■ Solid Fencing and Screening shall be included around the perimeter of the site and at the entrances to the
storage area.
■ Landscaping shall be provided along the EI Camino Real frontage and outside of the storage area.
Mitigation Measure 1.c.2: The proposed buildings shall include the use of paint and roof colors consistent with the
architectural style and design.
Mitigation Measure 1A.11: If exterior parking lot lighting is proposed, it shall be designed to eliminate any off site glare.
All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any
luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress/egress, and
otherwise 0.6 foot candle minimum to 1.0 maximum within the site. Fixtures shall be shield cut-off type and compatible
with neighborhood setting, subject to staff approval.
2. AGRICULTURAL RESOURCES: In determining whether
impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Initial Study 2005-0031
Potentially
Less Than
Less Than
No
air quality plan?
Significant
Significant with
Significant
Impact
CUP 2005-0161
Impact
Mitigation
Impact
to an existing or projected air quality violation?
Incorporation
8900 EI Camino Real Atascadero
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use?
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SOURCES: Land Use Element EIR
DISCUSSION
2.a.) The property is not shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency as prime farmland.
2.b.) The property is not under a Williamson Act contract.
2.c.) The project will not result in the conversion of farmland to non-agricultural uses.
3. AIR QUALITY -- The significance criteria established by
the Air Quality Control District in its CEQA Guidelines may
be relied upon to make the following determinations. Would
the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions that exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
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of people?
SOURCES: Air Pollution Control District (APCD) CEQA Air Quality Handbook, Project Description -Photos;
Site/Landscaping Plan, Robert Fisher.
DISCUSSION:
3.a.c.) This project will not affect or produce any significant air pollutants after completion of construction.
Construction activities, including site grading may produce small quantities of air pollution, including dust and
equipment exhaust. Any air quality impacts will be temporary and short term.
3.b.) Construction activities, including site grading may produce small quantities of air pollution, including dust and
equipment exhaust. Any air quality impacts will be temporary and short term.
3.d.) The construction of the subdivision and the associated on-site and public improvements will not concentrate
pollutants.
3.e.) The construction of the subdivision and the associated on-site and public improvements will not create
objectionable odors.
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining
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Initial Study 2005-0031 Potentially Less Than Less Than No
Significant Significant with Significant Impact
CUP 2005-0161 Impact Mitigation Impact
Incorporation
8900 EI Camino Real Atascadero
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 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.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved
emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked
area).
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 plann4ed 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 clearance for finish qradinq of any structure.
4. BIOLOGICAL RESOURCES -- Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
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Initial Study 2005-0031
Potentially
Less Than
Less Than
No
a) Cause a substantial adverse change in the significance of
'15064.5?
Significant
Significant with
Significant
Impact
CUP 2005-0161
Impact
Mitigation
Impact
b) Cause a substantial adverse change in the significance of
'15064.5?
Incorporation
8900 EI Camino Real Atascadero
regional plans, policies, or regulations, or by the California
El
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Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
CUP 2005-0161.EI Camino.MND.kg
regional plans, policies, or regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
SOURCES: Project Description -Photos; Land Use Element EIR,
Atascadero Tree Ordinance; Site/Landscaping Plan,
Robert Fisher; Floor Plans & Elevations, Robert Fisher; Planning Staff Site Visit.
DISCUSSION:
4.a.) No sensitive species have been found near the site.
4.b.) The project will not involve construction in a riparian habitat.
4.c.) There are no wetlands on the project site.
4.d.) The Land Use Element EIR concludes that development within the city limits will not have a significant impact on
wildlife or wildlife corridors.
4e.f.) The proposed project will not conflict with local policies or ordinances protecting biological resources nor will it
conflict with any conservation plans. No native trees are located on the subject site.
5. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance of
'15064.5?
a historical resource as defined in
b) Cause a substantial adverse change in the significance of
'15064.5?
an archaeological resource pursuant to
c) Directly or indirectly destroy a unique paleontological
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resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
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Initial Study 2005-0031
Potentially
Significant
Less Than
Significant with
Less Than
Significant
No
Impact
CUP 2005-0161
Impact
Mitigation
Incorporation
Impact
8900 EI Camino Real Atascadero
SOURCES: Project Description -Photos; Planning Staff Site Visit;
Land Use Element EIR.
DISCUSSION:
5.a.b.c.d.) No known historical, archeological or cultural sites have been found
or documented
in the vicinity of the
project.
6. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based
on other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
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iii) Seismic -related ground failure, including liquefaction?
iv) Landslides?
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b) Result in substantial soil erosion or the loss of topsoil?
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c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
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of the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater?
SOURCES: Project Description -Photos; Planning Staff Site Visit; Land Use
Element EIR, Project Description
-Photos;
Site/Landscaping Plan, Robert Fisher.
DISCUSSION:
6.a.) The project is not located on any known earthquake faults.
6.b.) Construction activities on the site will be required to comply with sedimentation and erosion control measures
prescribed by the city engineer.
6.c.d.e.) Soil conditions will be reviewed during building permit review in accordance with the municipal code. The
building plans will be required to follow the recommendations of the soils report to assure safety for residents and
buildings. The property contains no unusual geological formations. Project will connect to City sewer.
Mitigation Measure 6.b.1: The grading permit application plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted
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Initial Study 2005-0031
CUP 2005-0161
8900 EI Camino Real Atascadero
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit
application.
Mitigation Measure 6.d.1: A soils report shall be required to be
submitted with a future building permit by the building
department.
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal
of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e) For a project located within an airport land use plan area
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people living or working
in the project area?
f) For a project within the vicinity of a private airstrip, would
the project result in a safety hazard for people living or
working in the project area?
g) Impair implementation of or physically interfere with an
11
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adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
SOURCES: Project description, General Plan Land Use Element; Planning
Staff Site Visit.
DISCUSSION
7a.b.c.) The project is not anticipated to generate or involve use of significant amounts of hazardous materials. There
are no known hazardous materials on the site or nearby.
7.d.) The property is not a listed hazardous material site.
7e.f.) The property is not near an airport.
7g.h.) The site is within the Fire Department's five-minute or less response area. The Fire Marshall will determine if
the residences will have fire sprinklers during review of the building permit.
8. HYDROLOGY AND WATER QUALITY -- Would the
project:
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Significant Significant with Significant Impact
CUP 2005-0161 Impact Mitigation Impact
Incorporation
8900 EI Camino Real Atascadero
a) Violate any water quality standards or waste discharge I I I I I I M
requirements? LJ LJ I—I ISI
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
previously -existing nearby wells would drop to a level that
would not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in substantial
erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner that would result in flooding on -
or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
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g) Place housing within a 100 -year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100 -year flood hazard area structures that
would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
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SOURCES: Project description, Flood Insurance Rate Map 060700 0004 B (1/20/82); Site/Landscaping Plan, Robert
Fisher; Floor Plans & Elevations, Robert Fisher; Planning Staff Site Visit.
DISCUSSION:
8a.) The construction will not violate water quality standards.
8b.) The project will not deplete ground water supplies. Water will be provided by Atascadero Mutual Water Company.
8c.d.e.f.) The project will not alter any drainage course. Construction activities are subject to review for compliance
with City drainage and grading regulations. Drainage will not be permitted to create or intensify any hazards for
persons or property in the vicinity.
8.g.h.i.) Future residential uses will be outside of the 100 -year flood hazard area.
8.i.j.) The project area is not subject to innundation by a tsunami.
Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that all contractors are aware of all storm water
quality measures and that such measures are implemented. Failure to comply with the approved construction Best
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Initial Study 2005-0031
Potentially
Less Than
Less Than
No
a) Result in the loss of availability of a known mineral
Significant
Significant with
Significant
Impact
CUP 2005-0161
Impact
Mitigation
Impact
residents of the state?
Incorporation
8900 EI Camino Real Atascadero
Management Practices will result in the issuance of correction notices, citations, or stop orders.
9. LAND USE AND PLANNING - Would the project:
plan, specific plan or other land use plan?
a) Physically divide an established community?
SOURCES: Project Description -Photos; Planning Staff Site Visit.
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑
natural community conservation plan?
SOURCES: Land Use Element, Circulation Element, project description, Land Use Element EIR; Project Plans,
Robert Fisher.
DISCUSSION:
9.a.) The project will not physically divide an established community. The new office development in the proposed
location is consistent and compatible with the adjacent commercial and residential areas. As proposed, the office park
project is consistent with the General Plan and surrounding existing and future land uses.
9.b.) The proposed office park development is consistent with the City's General Plan Land Use and Housing
elements.
9.c.) The project is consistent with the open space and conservation policies identified in the General Plan.
10. MINERAL RESOURCES --Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally -important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
SOURCES: Project Description -Photos; Planning Staff Site Visit.
DISCUSSION:
10.a.b.) No mining is proposed as a part of this project. No known
mineral resources have been identified
in the area.
11. NOISE -- Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
ground -borne vibration or ground -borne noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
12/01/11 CUP 2005-0161.EI Camino.MND.kg
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Less Than
No
Significant Significant with
Significant
Impact
CUP 2005-0161 Impact Mitigation
Impact
Incorporation
8900 EI Camino Real Atascadero
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would
the project expose people living or working in the project
area to excessive noise levels?
SOURCES: Project description, Noise Element, Noise Ordinance, Acoustical Design Manual.
DISCUSSION:
11 a.b.c.d.) Construction is expected to involve some heavy machinery and use of impact tools that make noise. Noise
levels on the site are thus expected to be raised temporarily. The future residential use is not
expected to generate
unacceptable levels of noise to future adjacent commercial, public, or residential uses.
11.e.f.) The project is not located within an airport land use plan or private airstrip.
Mitigation Measure 11.d.1: All construction activities shall comply with the City of Atascadero
Noise Ordinance for
hours of operation.
12. POPULATION AND HOUSING -- Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
SOURCES: Project description, General Plan Land Use Element.
DISCUSSION:
12.a,b,c. The General Plan identifies this site as commercial professional. The development
is an infill commercial
project located along Morro Rd where necessary facilities currently exist. The site is currently vacant and no housing
or persons will be displaced.
13. PUBLIC SER VICES
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Initial Study 2005-0031 Potentially Less Than Less Than No
Significant Significant with Significant Impact
CUP 2005-0161 Impact Mitigation Impact
Incorporation
8900 EI Camino Real Atascadero
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? ❑
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Police protection? ❑
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Schools? ❑
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Parks? ❑
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Other public facilities? ❑
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SOURCES: Project description, Land Use Element EIR.
DISCUSSION:
Development Impact Fees: Development Impact Fees will be required of any new project for which a building permit is
issued. The concept of the impact fee program is to fund and sustain improvements which are needed as a result of
new development as stated in the General Plan and other policy documents within the fee program. Development
Impact Fees fall into the following categories: Drainage Fees; Streets, Road, Bridge Fees; Sewer Fees; Public Safety
Fees; and Park Fees, Miscellaneous Fees. The amount of impact fees to be paid will be determined at the time of
issuance of building permit.
Fire and Police: Impact fees are charged for new development, to help pay the cost of providing new facilities to serve
the expanding city. The Fire Department of the City of Atascadero has indicated that it will be able to adequately
service the proposed project. The applicant shall comply with all requirements of the Fire Department. The City of
Atascadero Police Department has also indicated that the proposed project poses no problems to the police to
adequately service it.
Other public facilities: The construction of the project is not expected to have significant impacts on any other public
facilities.
14. RECREATION --
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational 1:1 El
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities that El El Z
might have an adverse physical effect on the environment?
SOURCES: Project description, Parks and Recreation Element
DISCUSSION:
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Initial Study 2005-0031 Potentially Less Than Less Than No
Significant Significant with Significant Impact
CUP 2005-0161 Impact Mitigation Impact
Incorporation
8900 EI Camino Real Atascadero
14.a.) The proposed development will not increase demand on existing recreational facilities.
14.b.) The project does not involve construction of recreational facilities.
15. TRANSPORTATION/TRAFFIC -- Would the project:
a) Cause an increase in traffic that is substantial in relation
to the existing traffic load and capacity of the street system
(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
SOURCES: Land Use Element, Circulation Element; Project Plans, Robert Fisher.
DISCUSSION:
15a.b.) The Circulation Element (CE) anticipates an increase in new development in this area. The CE incorporates
mitigation for effects from increased traffic. The proposed office use is expected to take access from Morro Road
where similar development currently exists. The net increase in project -related traffic is considered less than
significant.
15.c.) No changes will occur to the air traffic patterns.
15.d.) The project's access has adequate site distance onto Morro Road.
15.e.) The project will have adequate emergency access from Morro Road.
15.f.) Adequate parking will be provided on-site based on the AMC requirements for general office use.
15.g.) The project does not conflict with adopted policies, plans, or programs supporting alternative transportation.
16. UTILITIES AND SERVICE SYSTEMS --Would the
project:
a) Exceed wastewater treatment requirements of the ❑
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or ❑ ❑ 1:1wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
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SOURCES: Land Use Element, Circulation Element; Project Plans, Robert Fisher.
DISCUSSION:
15a.b.) The Circulation Element (CE) anticipates an increase in new development in this area. The CE incorporates
mitigation for effects from increased traffic. The proposed office use is expected to take access from Morro Road
where similar development currently exists. The net increase in project -related traffic is considered less than
significant.
15.c.) No changes will occur to the air traffic patterns.
15.d.) The project's access has adequate site distance onto Morro Road.
15.e.) The project will have adequate emergency access from Morro Road.
15.f.) Adequate parking will be provided on-site based on the AMC requirements for general office use.
15.g.) The project does not conflict with adopted policies, plans, or programs supporting alternative transportation.
16. UTILITIES AND SERVICE SYSTEMS --Would the
project:
a) Exceed wastewater treatment requirements of the ❑
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or ❑ ❑ 1:1wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
12/01/11 CUP 2005-0161.EI Camino.MND.kg
Initial Study 2005-0031
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
CUP 2005-0161
Impact
Mitigation
Impact
Incorporation
8900 EI Camino Real Atascadero
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are new
or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider that serves or may serve the project that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
SOURCES: Project description, Land Use Element (LUE) EIR;
Project Plans, Robert Fisher.
DISCUSSION:
Water: The Atascadero Mutual Water Company (AMWC) will provide water.
All property within
the city limits
is
entitled to water from the AMWC. The project is not expected to require significant quantities
of water for the proposed
uses.
Water is pumped from two portions of the largest underground basin in the county, the Paso Robles Formation, using
a series of shallow and deep wells. The water company anticipates that it will be able to meet the city's needs through
buildout and beyond:
Water demand at buildout under the LUE is estimated at about 8,500 acre-feet per year (AFY). The total available
groundwater supply greatly exceeds demand, according to the findings of the Long -Term Viability of Water study.
However, the water company does not currently have the deep wells needed to tap into the total amount needed at
buildout. The water company is currently developing plans for installing wells where they will be most effective and will
not conflict with water rights of others. According to the Water Company, development of additional wells is expected
to keep pace with construction in the city, so that water supply will not be interrupted.
Sewer. Sewer discharge will be handled by an on City sewer connection.
Storm Water. On-site storm water drainage has been designed to flow into the existing Morro Road drainage facilities.
The existing facilities have been designed to handle run-off from this site at buildout.
17. MA NDA TORY FINDINGS OF SIGNIFICANCE --
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history
or prehistory?
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Initial Study 2005-0031
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
CUP 2005-0161
Impact
Mitigation
Impact
Incorporation
8900 EI Camino Real Atascadero
b) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects that will
cause substantial adverse effects on human beings, either
directly or indirectly?
DISCUSSION: The proposed project consists of an application for a Office Park located along Morro Rd. The
project provides landscaping buffering along the east property line to buffer the adjacent residences from the
proposed parking area. Five buildings are proposed providing a total of 30,851 square feet of office space. No
native trees exist on-site.
SOURCES:
General Plan Land Use Element, City of Atascadero, 2002
Zoning Ordinance, part of Municipal Code, City of Atascadero, as amended through 1999.
Land Use Element Environmental Impact Report, Crawford, Multari, & Clark, adopted 2002
CEQA Handbook, Air Quality Control District, August 1995
General Plan Safety Element, City of Atascadero, 2002
General Plan Circulation Element, 2002
General Plan Noise Element, adopted 2002
Acoustical Design Manual, Brown-Buntin Associates, 1991
Noise Ordinance, City of Atascadero, 1992
Guide for Developers, Atascadero Fire Department, 1998 draft
Flood Insurance Rate Map, community -panel number 060700 0004 B, Federal Emergency Management Agency,
January 20, 1982
Trip Generation, Institute of Traffic Engineers
PROJECT -SPECIFIC SOURCES:
Project description includes the following:
■ Site Plan/Landscape Plan, Robert Fisher
■ Grading and Drainage Plan, Eric J. Gobler
■ Elevations, Floor Plans, and Sections, Robert Fisher
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