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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, September 17, 2013 – 7:00 P.M.
Historic City Hall Council Chambers
6500 Palma Ave., 4th Floor (Enter on Lewis Ave.)
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson David Bentz
Vice Chairperson Dennis Schmidt
Commissioner Duane Anderson
Commissioner Len Colamarino
Commissioner Christian Cooper
Commissioner Mark Dariz
Commissioner Jan Wolff
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes.
Please state your name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
PLANNING COMMISSION BUSINESS
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non-controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON SEPTEMBER 3, 2013.
Note:
New
Location
City of Atascadero Planning Commission Agenda Regular Meeting, September 17, 2013
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COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
2. PLN 2099-0855 / AMENDMENT TO CONDITIONAL USE PERMIT CUP 2004-0130,
OAK GROVE PHASE II / PEOPLE’S SELF HELP HOUSING
3. PLN 2013-1469 / TRP 2013-0164 / AMENDMENT TO CONDITIONAL USE PERMIT
1988-0015, 3025 MONTEREY ROAD (MONTESSORI SCHOOL)
Property
Owner/Applicant:
People’s Self Help Housing, 3533 Empleo Street, San Luis Obispo, CA 93401
Project Title: PLN 2099-0855 / CUP 2004-0130 Amendment
Project Location: Atalaya Street / Copado Way
APN 049-047-001 thru 049-047-026
Project
Description:
Modification of noise restrictions to allow for weekend construction to commence at 7am
rather than 10am. This would allow residences additional time on the weekend to provide
the labor required as a part of their construction obligation towards the purchase of the
home from People’s Self Help Housing.
General Plan Designation: Single Family Residential (SFR)
Zoning: Residential Single Family (RSF-X) / PD-17 Overlay
Proposed
Environmental
Determination:
Consistent with previously approved Mitigated Negative Declaration.
Staff
Recommendation:
The Planning Commission approves an Amendment to Conditional Use Permit 2004-
0130 based on findings and conditions of approval.
Property Owner: Korey Dudley, 10355 San Marcos Road, Atascadero, CA 93422
Applicant: Semmes and Co. Builders Inc., 7900 El Camino Real, Atascadero, CA 93422
Project Title: Montessori School Classroom Addition
PLN 2013-1469 / TRP 2013-0164 / Conditional Use Permit 1988-0015 Amendment
City of Atascadero Planning Commission Agenda Regular Meeting, September 17, 2013
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4. PLN 2099-0997 / AMENDMENT TO CONDITIONAL USE PERMIT 2003-0108, WEST
FRONT VILLAGE
Project Location: 3025 Monterey Road, Atascadero, CA 93422
APN 049-202-020 (San Luis Obispo County)
Project
Description:
A Conditional Use Permit Amendment is proposed to add a new classroom building to
the existing Children’s House Montessori School. The site was originally permitted with a
CUP for a Master Plan of Development in 1989 to allow for the existing two buildings.
The proposed Amendment would add an additional 2,100 sq. ft. classroom building
towards the rear of the site, thereby allowing up to 140 students to be served at the
school. Additional parking spaces are proposed to serve the added facility space. Nine
(9) native Live Oak trees, ranging in size from 6 inches to 16 inches, are proposed for
removal
General Plan Designation: Rural Estate (RE)
Zoning: Residential Suburban (RS)
Proposed
Environmental
Determination:
Class 3 Categorical Exemption (CEQA section 15303), which exempts new construction
and of a limited number of new, small facilities or structures, which do not involve the use
of significant amounts of hazardous substances, and do not exceed 2500 square feet in
floor area.
Recommendation: The Design Review Committee recommends the Planning Commission approve the
proposed CUP amendment for a classroom addition and the tree removal permit, subject
to conditions of approval
Property
Owner/Applicant:
MI West Front Village, LLC, PO Box 13, Pismo Beach, CA 93448
Project Title: PLN 2099-0997/Conditional Use Permit 2003-0108 Amendment
Project Location: Coromar Court, Atascadero, CA 93422
APN 056-131-048 thru 056-131-065
Project
Description:
Proposed elevation and floor plan changes to the duplex/small lot residential homes
location on proposed Phase II of Tract 2970. The applicant has prepared revisions to
these Elevations in Phase II to better respond to market conditions.
General Plan Designation: Medium Density Residential (MDR) / General Commercial
(GC)
Zoning: Residential Multi-Family (RMF-10) / Commercial Retail (CR) / PD-23 Overlay
Proposed
Environmental
Determination:
Consistent with previously approved Mitigated Negative Declaration.
DRC
Recommendation:
The Design Review Committee recommends to the Planning Commission approval of an
Amendment to Conditional Use Permit 2003-0108 based on findings and conditions of
approval.
City of Atascadero Planning Commission Agenda Regular Meeting, September 17, 2013
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for October 1, 2013, at
City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, September 17, 2013
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, 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, 6500 Palma Avenue, 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.
PC Draft Action Minutes of 9/3/13
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, September 3, 2013 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:05 p.m.
Vice Chairperson Schmidt called the meeting to order at 7:05 p.m. and Commissioner
Dariz led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Cooper, Dariz, Wolff, and Vice
Chairperson Schmidt
Absent: Commissioner Colamarino (excused absence)
Chairperson Bentz (Chairperson Bentz arrived at 7:07 p.m.)
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director Warren Frace
Assistant Planner Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Dariz and seconded by Commissioner
Wolff to approve the agenda.
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
None
Vice Chairperson Schmidt closed the Public Comment period.
ITEM NUMBER: 1
DATE: 9-17-13
PC Draft Action Minutes of 9/3/13
Page 2 of 4
PLANNING COMMISSION BUSINESS
None
(Chairperson Bentz arrived at 7:07 p.m.)
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON JULY 16, 2013.
MOTION: By Commissioner Dariz and seconded by
Commissioner Wolff to approve the consent
calendar.
Motion passed 5:0 by a roll-call vote.
(Cooper abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
2. PLN 2013-1471 / CONDITIONAL USE PERMIT FOR 11705 SAN MARCOS
Property
Owner/Applicant:
Eugene and Carol Iaquinta, 11705 San Marcos Road, Atascadero, CA 93422
Project Title: PLN 2013-1471 / Conditional Use Permit 2013-0271
Project Location: 11705 San Marcos Road, Atascadero, CA 93422
APN 055-231-010 (San Luis Obispo County)
Project
Description:
The application consists of a request for a Minor Conditional Use Permit to add 220
square feet to an existing 300 square foot detached conditioned studio. The proposed
addition includes a bathroom and shower with exterior storage.
Proposed
Environmental
Determination:
Categorical Exemption 1: Existing Structures and Facilities
Staff
Recommendation:
Staff recommends approval of PLN 2013-1471 / CUP 2013-0271 for an oversize studio
based on findings and conditions of approval.
PC Draft Action Minutes of 9/3/13
Page 3 of 4
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Assistant Planner Castillo gave the staff report, and answered questions from the
Commission.
The following persons spoke during public comment: Eugene and Carol Iaquinta, who
stated they are in agreement with the staff report.
Chairperson Bentz closed the Public Comment period.
MOTION: By Vice Chairperson Schmidt and seconded by Commissioner
Anderson to approve PC Resolution 2013-0022 recommending
the approval of PLN 2013-1471/CUP 2013-0271 approving a
220 square-foot residential addition at 11705 San Marcos
Road, Atascadero, CA subject to Conditions of Approval, and
consistent with the City’s General Plan.
Motion passed 6:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
Vice Chairperson Schmidt talked about the pigeons under the Traffic Way bridge and
the affect the droppings may have in relation to the Stormwater Management Plan.
DIRECTORS REPORT
Director Frace addressed Vice Chairperson Schmidt’s concerns regarding the
pigeons.
Director Frace gave an update on the Housing Element, ECHO, and Refuge
Church.
Director Frace answered questions from Chairperson Bentz in regards to
Walmart and Springhill Suites.
Director Frace stated that building permit activity has picked up and continues to
increase into the year.
Director Frace stated that the next Planning Commission Meeting will be on
September 17, 2013, and currently, there are two (2) Conditional Use Permit
Amendments on the Agenda.
PC Draft Action Minutes of 9/3/13
Page 4 of 4
ADJOURNMENT - 7:24 p.m.
The next regular meeting of the Planning Commission is scheduled for September 17,
2013, at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
t:\~ planning commission\pc minutes\pc minutes 2013\pc draft actn minutes 9 3 13.am.docx
ITEM NUMBER:
2
DATE: 9-17-13
Planning Commission Staff Report
Staff Report - Community Development Department
Nicholas J. Wong, Planning Intern, 470-3446, nwong@atascadero.org
Alfredo Castillo, Assistant Planner, 470-3436, acastillo@atascadero.org
Oak Grove II Amendment
PLN 2099-0855 / CUP 2004-0130 Amendment
Noise and Hours of Construction change
1225 El Camino Real / Atalaya Street
(Peoples’ Self Help Housing)
RECOMMENDATIONS:
Staff recommends
The Planning Commission adopt Draft Resolution PC 2013-0022 to amend CUP
2004-0130 and allow Peoples’ Self-Help Housing to start construction at 7:00AM
for the duration of the project.
SUMMARY:
Peoples’ Self-Help Housing is requesting to extend weekend construction hours for
owner/builder construction. The Atascadero Municipal Code (AMC) Section 9-14 and
the Mitigated Negative Declaration 11 (d) (MND) limit the weekend construction time,
however the Planning Commission may amend the construction hours so they are
consistent with the City’s Noise Ordinance.
DISCUSSION:
Situation and Facts:
1. Owner/Applicant : Peoples’ Self Help Housing,
3533 Empleo St. San Luis Obispo, CA 93401
2. Project Address: Originally 1225 El Camino Real
Now Atalaya Street, Tract 2640
3. General Plan Designation: Single Family Residential (SFR - X)
ITEM NUMBER:
2
DATE: 9-17-13
4. Zoning District: Residential Single-Family-X with Planned
Development 17 overlay (RSF-X / PD 17)
5. Site Area: 5.18 acre development; 6,400 sq. ft. lots
6. Existing Use: Graded building pads; units not yet constructed
7. Environmental Status: A Mitigated Negative Declaration (MND) which
was prepared for the original project and certified
by the Atascadero City Council in 2004.
BACKGROUND:
Oak Grove II was approved by City Council as a Planned Development #17 in October
2004. After the final map was recorded, the project went into foreclosure. Over the past
year, the City’s Public Works Department has worked with the bonding company to
have the road improvements completed in accordance with the Subdivision
Improvement Agreement so that the 24 recorded lots could be developed. The 5.16±
acre development site was recently purchased by People Self Help Housing (PSHH)
who will develop of all 24 lots as affordable, mutual self-help housing. Construction of
the first group of homes began in July 2012 and is expected to finished in December
2013 or January 2013. The second group of homes will start in February 2013 and is
scheduled to end July 2014. A MND was prepared for the original project and certified
by the Atascadero City Council in 2004.
ANALYSIS:
The original MND Section 11-Mitigation Measure 11(d) (1) outlined the hours of
operation. The hours were based on an old City ordinance. Currently City Ordinance
448 Section 9-14.03(d) allows for construction between 7AM to 9PM.
In the submittal, Peoples’ Self-Help surveyed the surrounding neighbors:
“12 in favor of the earlier start and 10 preferred that the current work hours be
maintained. It is interesting to note that 7 of the 10 who wanted to maintain the
current hours, do not back up to our subdivision, but are located across the street
and are less affected by the construction noise. If only the adjacent homes are
included in the poll, 6 were amenable to the earlier start and 3 voted to maintain
the current hours.
Because, we couldn’t find the addresses for the mobile home park residents to
the north to send letters, two of the self-help owner builders walked through the
subdivision of on August 4th. 32 respondents were in support of the extended
hours, 6 were not in support, and 22 were either not home or unoccupied. Of the
6 nays, only 1 resided directly adjacent to our tract.”
AMC Section 9-14.11 (c) states that the Planning Commission shall consider: (1) all
factors related to initiating and completing all remedial work; and (4) the general public
interest, welfare and safety.
ITEM NUMBER:
2
DATE: 9-17-13
The requested start time of 7:00AM is consistent with the current City Ordinance and
inconsistent Mitigated Negative Declaration which was prepared for the original project
and certified by the Atascadero City Council in 2004. Staff recommends a consistency
finding MND to allow permitted construction hours, consistent with the municipal code.
Staff recommends adjusting the construction hours so that Peoples’ Self-Help Housing
owner/builders can finish their construction quicker which results in less long term
construction. Reducing the long term construction hours shall have a less than
significant impact on the surrounding neighborhoods and reduce the overall amount of
time spent constructing the project.
CONCLUSION
Peoples’ Self-Help Housing is requesting an exception from AMC Chapter 14 will allow
for construction to commence at 7:00am. Staff recommends the amendment to be
granted as the request is consistent with current City Ordinance 448 Section 914-.03(d).
This will allow the owner/builder to complete their work in a timely manner. The surveys
completed by Peoples’ Self-Help Housing notified the surrounding neighbors and
received little opposition. The 7:00 a.m. start time will not have detrimental effects to the
general public interest, welfare and/or safety.
ALTERNATIVES:
1. The Planning Commission may approve Draft Resolution PC 2013-0022 for the
amendment of construction time.
2. The Planning Commission may deny Draft Resolution PC 2013-0022 for the
amend construction time. To deny the application, the Planning Commission
must find that it is inconsistent with one of the required findings.
3. The Planning Commission may continue surveying the surrounding
neighborhoods for additional information or analysis. Direction should be given
to staff and the applicant.
ITEM NUMBER:
2
DATE: 9-17-13
ATTACHMENTS:
1. Zoning and Land Use Map
2. Letter from Applicant
3. Peoples’ Self Help Housing- Neighborhood Notice
4. Survey by mail
5. Survey results by mail
6. Door to door survey
7. Draft Resolution 2013-0022
Attachhment 1: Loocation Mapp, Zoning
ITEM NUMB
DATE:
Proj
BER:
9-1
ject Area
2
7-13
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 2: Letter from Applicant
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 3: Neighborhood Notice
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 4: Survey by mail
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 5: Survey by mail results
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 6.1: Door to door Survey
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 6.2: Door to door survey Part 2
ITEM NUMBER: 2
DATE:
10-4-11
Attachment 6.3: Door to door survey Part 3
ITEM NUMBER: 2
DATE:
10-4-11
DRAFT RESOLUTION PC 2013-0022
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING THE EXTENISION OF WEEKEND
CONSTRUCTION HOURS TO CUP 2004-0130 OAK GROVE II
(1225 El Camino Real / Atalaya Street / People’s Self Help Housing)
WHEREAS, an application has been received from People’s Self Help Housing (3533
Empleo St., San Luis Obispo, CA 93401), Owner and Applicant, to consider amending the
approved weekend construction hours.
WHEREAS, the site’s General Plan Designation is SFR-X (Single-Family Residential -
X); and,
WHEREAS, the site’s Zoning District is RSF-X (Residential Single-Family-X) with a
Planned Development 17 (PD-17) Overlay; and,
WHEREAS, the proposed Amendment is inconsistent with Mitigated Negative
Declaration, which was prepared for the project in 2004 and made available for public review in
accordance with the requirements of the California Environmental Quality Act (CEQA) prior to
being certified by City Council; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit Amendment application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Amendments; and,
WHEREAS, the Atascadero Planning Commission, at a Public Hearing held on
September 17th 2013, studied and considered the proposed project Amendments to CUP 2004-
0130, after first studying and considering the Certified Mitigated Negative Declaration prepared
for the original project, and,
Attachment 7: Draft Resolution PC 2013-0022:
ITEM NUMBER: 2
DATE:
10-4-11
NOW, THEREFORE BE IT RESOLVED, by the Planning Commission of the City of
Atascadero:
SECTION 1. Findings for Approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project amendment or use is consistent with the General Plan and the
City’s Appearance Review Manual; and,
2. The proposed project amendment or use satisfies all applicable provisions of the
Title (Zoning Ordinance) including the current 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 amendment 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 amendment 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; and
7. Benefits derived from the Master Plan of Development and PD overlay zone cannot
be reasonably achieved through existing development standards or processing
requirements; and,
ITEM NUMBER: 2
DATE:
10-4-11
SECTION 1. Approval of new weekend construction hours. The Planning
Commission of the City of Atascadero, in a regular session assembled on September 17th 2013,
resolved to approve an Amendment to CUP 2004-0130 to allow 7:00AM start construction time
for Peoples’ Self-Help Housing.
On motion by Commissioner ________________ and seconded by Commissioner
________________, the foregoing Resolution is hereby adopted in its entirety on the following
roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
By:______________________________
David Bentz
Planning Commission Chairperson
ATTEST:
______________________________
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: 2
DATE:
10-4-11
CONDITIONS OF APPROVAL
Amend CUP Noise to state:
All construction activities shall comply with the City of Atascadero Noise Ordinance for
hours of operation, and as follows:
7 am to 7pm Monday through Friday
9 am to 6pm Saturday
No construction on Sunday
All construction activities shall comply with the City of Atascadero Noise Ordinance for
hours of operation, and as follows:
7 am to 7pm Monday through Friday
7 am to 6pm Saturday
7 am to 4pm Sunday
Existing
Condition
Added with
Amendment
September 2
Page 1 of 20
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6. Zoning District: Residential Suburban (RS)
7. Site Area: 2.3 acres
8. Existing Use: Existing Children’s House Montessori School
8. Environmental Status: Class 3 Categorical Exemption (CEQA section 15303),
for limited number of new, small facilities or structures
DISCUSSION:
Background
Schools are a conditionally allowed use in the Residential Suburban (RS) zoning
district. The Children’s House Montessori School was originally permitted through the
Conditional Use Permit process in 1989. The Planning Commission’s approval was
initially appealed by a neighbor of the site, but the project approval was upheld by the
City Council with added conditions of approval to ensure adequate parking and traffic
flow on Monterey Road. The site master plan of development allowed for a 6000 sq. ft.
main building and one future classroom building, plus associated play areas and
parking. The first building (Building A: 6,234 sq. ft.) was constructed in 1992, and an
addition (Building B: 1,776 sq. ft.) was done in 1998 in conformance with the original
CUP. The school currently serves 108 students.
DRC Review
The Atascadero Design Review Committee (DRC) reviewed proposed CUP amendment
on August 28, 2013. The DRC recommends approval of the proposed project, subject
to conditions of approval.
The following site components were discussed at the August DRC meeting:
- DRC recommends the new parking area be permitted to be surfaced in
decomposed gravel instead of asphalt or other solid surface. This parking area
will be designated for staff parking, which has a lower parking lot turnover rate
than the rest of parking lot. Applicant to look at installing tire stops in front of
spaces.
- DRC recommends new parking area be permitted to encroach into the standard
20-foot creek setback at north property line, as it was originally shown on 1988
CUP site plan as “future parking” in this location.
- Drainage plan for new decomposed gravel parking area to be designed per
stormwater requirements; filter water runoff prior to leaving site. Project engineer
to work with Public Works to identify drainage plan on Building Permit plans.
- HVAC unit and concrete pad behind the new building shall be relocated so that it
does not encroach into the required 20-foot creek setback.
- Required number of restrooms is normally based on Building Code requirements
which refer to building occupancy and square footage. DRC requested that the
restroom requirements take into consideration the maximum number of students
based on CUP limitations (140 students maximum per CUP conditions).
- Accessible path of travel requirements discussed. Applicant’s architect to work
with the Building Department to identify areas of required path of travel at time of
Building Permits.
The DRC recommendations have been included in the attached draft resolution of
approval.
Surrounding Land Use and Setting:
North: Residential Suburban (RS) / Open Space (OS): Graves Creek
South: Public (P): Monterey School / Open Space (OS): Graves Creek
East: Residential Suburban (RS) / Open Space (OS): Graves Creek
West: Residential Suburban (RS) / Agricultural (A): Christmas Tree Farm
Project Site
3025 Monterey Rd.
ANALYSIS:
Proposed Classroom Addition:
A Conditional Use Permit amendment is proposed to add a new classroom building to
the existing Children’s House Montessori School. The proposed amendment would add
an additional 2,100 sq. ft. classroom building towards the rear of the site. The new
classroom would allow up to 140 students total to be served at the school.
Proposed Building C is designed as one large classroom space. The floor plan includes
hand washing sinks which would discharge to a grey water system. No new restroom
facilities are proposed. At time of building permits, the project architect shall provide
updated calculations to demonstrate that the existing restroom count is adequate to
serve the enlarged facility.
Elevations are designed to
match the existing buildings at
the school. The façade is
reminiscent of an agricultural
barn, and incorporates
corrugated metal siding with
sliding barn style doors. Colors
would be browns, greys, red,
and anodized metal. Due to the
location of the new building
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behind the existing buildings,
the building will not be visible
from the public right of way.
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calculations shown on the title sheet identify 2 parking spaces to be provided for each
classroom, plus 1 space per every 100 sq. ft. of administration space, as required by the
Municipal Code. The school anticipates approximately 14 staff members would be on
site at a time to serve the school, and 12 stalls would be provided for student drop off,
check in, and parents in the classroom. This is a ratio of approximately 1 parking space
per 388 sq. ft. of facility space, which is consistent with the ratios originally approved by
the 1989 CUP.
In addition, to the parking lot spaces, a student drop off area for up to 2 cars is being
provided at the north end of the parking lot for compliance with the original 1989 CUP
conditions. The school also continues to maintain staggered hours of operation for drop
off and pick up times, and coordinates with students to establish carpool schedules.
These conditions were originally required by the City Council in 1989 in order to
minimize traffic conflicts with Monterey School, and to help with traffic flow on site and in
the public right-of-way.
Creek Setbacks
Atascadero General Plan LOC Policy 8.2 requires a 20-foot creek setback from the
edge of the creek reservation (property line). The subject site at 3025 Monterey Road is
surrounded on three sides by Graves Creek reservations. In order to meet the required
20-foot creek setback, an HVAC unit and concrete pad proposed to be located behind
the new building will need to be relocated to be outside the setback. The rest of the
structure has been designed to meet the required setback to the reservation line and to
the ordinary high water mark of the creek.
The second area of creek setback conflict is at the decomposed gravel parking area at
the northern property line. There is one parking space which will encroach into the 20-
foot setback. The DRC is recommending that the parking be permitted to encroach in
this area as it was shown as “future parking” in the 1989 CUP, and the creek setback
was adopted after the original CUP was approved.
Drainage
A preliminary grading and drainage plan has been provided by the applicant. The
project identifies LID features including the disconnecting of downspouts and the
installation of a rain garden. The sinks that are proposed in the new building would be
discharged to a grey water system designed for compliance with code requirements.
In addition, the formalized decomposed gravel parking area on the north property line is
conditioned to identify LID filtration at time of building permits in accordance with the
City’s Stormwater management requirements. The parking lot runoff should be filtered
prior to entering into the creek.
Storage Buildings
There are currently two (2) unpermitted storage containers located along the northern
property line behind the parking lot. These structures are proposed to be relocated to
the back of the site to make them less visible, and to provide an emergency accessway
along the northern property line to access the new building. The storage buildings are
proposed to be included with the CUP master plan of development. The applicant
would obtain building permits for the relocation of the storage containers, which would
be designed with permanent foundations to ensure structure safety.
Native Tree Mitigation/Preservation
The subject site contains numerous oak groves along the creek banks surrounding the
site. The owner and applicant have been very interested in designing a project with as
minimal impact as possible, as the trees and natural slopes are some of the site’s
greatest features. However, in order to maintain the playground and lawn area as the
focal point at the center of the school, some native tree removals are being proposed in
order to locate the building along the southern property line. Per the arborist report.
A tree removal permit has been submitted to request the removal of nine (9) Live Oak
trees which ranging in size from 6 inches to 16 inches each. Total DHB of removal is
105 inches of evergreen trees. An arborist report is provided as Attachment 5 of this
report. The majority of the trees on site will be preserved and protected during
construction.
All tree mitigation shall be consistent with the Atascadero Municipal Code. A condition
of approval has been included, requiring that the applicant pay mitigation fees into the
Tree Replacement Fund or provide equivalent re-plantings on site, as required by the
Atascadero Native Tree Ordinance and shown in the chart below. The applicant shall
either replant 18 5-gallon native trees, or pay $875.00 to the tree fund, or a combination
thereof.
dbh notes dbh notes
1 15-inches 1
2 16-inches 2
3 14-inches 3
4 12-inches 4
5 8-inches 5
6 11-inches 6
7 8-inches 7
8 15-inches 8
9 6-inches 9
Total 105-inches Total 0-inches 105-inches
Mitigation Requirement
req'd tree replacements: 18 five gal trees req'd tree replacements: 0 five gal trees
Tree Fund Payment:875.00$ Tree Fund Payment:-$ 875.00$
General Plan Consistency
The proposed project is consistent with the following General Plan Land Use Element
Goals and Policies:
Land Use Policy 2.1: “Ensure that new development is compatible with existing and
surrounding neighborhoods”.
Land Use Policy 13.1: Facilitate convenient location of goods and services needed by
local residents.
Goal LOC 14: “Retain and expand existing business and attract new businesses to
improve the availability of goods and services.”
Land Use Policy 14.1: “Encourage existing uses to continue providing needed products
and services.”
It is Staff’s opinion of the expansion of the existing Children’s House Montessori School
to serve additional students is consistent with the goals and policies of the General
Plan. The project incorporates elements that are consistent with the scale and character
of the surrounding neighborhood and consistent with the General Plan’s appearance
review requirements, providing attractive architecture and landscape design. Parking
needs have been addressed in order to maintain traffic flow and minimize traffic
conflicts with Monterey Elementary School.
Conditional Use Permit Findings
A Conditional Use Permit is required for schools when located in the Residential
Suburban zoning district. The Conditional Use Permit process provides the opportunity
for the public and the Planning Commission to review the specifics of land use
proposals, such as the appropriateness of use, architectural design, site design,
landscape, signage, and specific standards of the Zoning Ordinance.
The Planning Commission must make the following findings in order to approve the
proposed amendment to Conditional Use Permit 1988-0015:
1. The proposed project or use is consistent with the General Plan, as well as the City’s
Appearance Review Manual and any pertinent City policy or criteria adopted by
ordinance or resolution of the City Council.
Staff Comment: The use is consistent with the General Commercial designation of
the General Plan and the General Plan Land Use Element Goals and policies. The
Atascadero Design Review Committee discussed the proposed project at their
regular meeting on August 28, 2013. The DRC finds the project consistent with the
appearance review manual and recommends the project as conditioned.
2. The proposed project or use satisfies all applicable provision of the Title (Zoning
Ordinance)
Staff Comment: The project satisfies all conditional use permit provisions for a
school in the Residential Suburban zone.
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 person residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvement in the vicinity of the use.
Staff Comment: The proposed development will not be detrimental to the general
public or working person’s health, safety, or welfare, or injurious to property or
improvement in the vicinity of the use.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The project has been designed to blend with the existing
neighborhood design and enhance the appearance along Monterey Road. Standard
residential setbacks have been maintained, and the front of the property includes
existing landscape to blend the parking lot with the natural surroundings. The
proposed classroom addition is located towards the back of the lot, and will not be
visible from the public right-of-way.
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, as conditioned by the original
conditional use permit and the amendment, is consistent with the traffic projection
and road improvement anticipated within the General Plan. Frontage improvements
along Monterey Road were previously installed and are per current standards.
Based on staff’s analysis in the preceding sections, it appears that all of the required
findings for approval of an amendment to the Conditional Use Permit can be made.
Tree Removal Permit Findings
Pursuant to the Tree Ordinance (Ordinance No. 214), “decisions on native tree
removals of 24-inch DBH-size or larger shall be made by the Planning Commission.”
Since tree removals are being proposed in conjunction with the CUP amendment, all
removals are being presented to Planning Commission as part of the CUP approval
process. In considering any tree removal permit request, at least one of the findings
must be made. Staff has identified finding (v) as appropriate for the application request:
(v). 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.
Proposed Environmental Determination
The proposed project qualifies for a Class 3 Categorical Exemption (CEQA section
15303), which exempts new construction of a limited numbers of new, small facilities or
structures, which do not involve the use of significant amounts of hazardous
substances, and do not exceed 2500 square feet in floor area.
Conclusion
An application has been submitted for an amendment to Conditional Use Permit 1988-
0015 to add a new 2,100 sq. ft. classroom building and additional parking spaces to the
existing Children’s House Montessori School. The proposed amendment would allow
up to 140 students to be served at the school. A tree removal permit has been
submitted to request the removal of nine (9) Live Oak trees which ranging in size from 6
inches to 16 inches. The Design Review Committee recommends the Planning
Commission approve the proposed CUP amendment and the tree removal permit,
subject to conditions of approval
ALTERNATIVES:
1. The Commission may include 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: Letter from Applicant: Project Description
Attachment 4: Site Photos
Attachment 5: Arborist Report
Attachment 6: Draft Resolution PC 2013-0025
Attachment 1: Location Map, General Plan and Zoning
Surrounding Land Use and Setting:
North: Residential Suburban (RS) / Open Space (OS): Graves Creek
South: Public (P): Monterey School / Open Space (OS): Graves Creek
East: Residential Suburban (RS) / Open Space (OS): Graves Creek
West: Residential Suburban (RS) / Agricultural (A): Christmas Tree Farm
General Plan Designation: Rural Estate (RE)
Zoning District: Residential Suburban (RS)
Project Site
3025 Monterey Rd.
Attachment 2: Aerial Photo
Project Site
3025 Monterey Road
ATTACHMENT 3: Letter from Applicant: Project Description
Attachment 4: Site Photos
Location of new
classroom building
Location of additional
parking area
Existing storage
containers to be
relocated and
permitted
ATTACHMENT 5: Arborist Report
ATTACHMENT 6: Draft Resolution PC 2013-0025
DRAFT RESOLUTION PC 2013-0025
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT 1988-0015 AND TREE REMOVAL PERMIT
2013-164 TO ADD A 2,100 SQ. FT. CLASSROOM AND ADDED PARKING
TO THE EXISTIGN CHILDREN’S HOUSE MONTESSORI SCHOOL
WITHIN THE RESIDENTIAL SUBURBAN ZONE
AT APN 049-202-020
(3025 Monterey Road / Dudley / Semmes)
WHEREAS, an application has been received from Applicant, Semmes and Co. Builders
Inc. (7900 El Camino Real, Atascadero, CA 93422) and Property/Business Owner, Korey
Dudley (10355 San Marcos Road, Atascadero, CA 93422) to consider an amendment to an
existing Conditional Use Permit (CUP 1988-0015) to add a new 2,100 sq. ft. classroom building
and parking to the existing Master Plan of Development for the Children’s House Montessori
School at 3025 Monterey Road; and,
WHEREAS, the site’s General Plan Designation is Rural Estate (RE); and,
WHEREAS, the site’s Zoning is Residential Suburban (RS); and,
WHEREAS, a Conditional Use Permit is required to establish schools within the
Residential Suburban zone; and,
WHEREAS, CUP 1988-0015 was previously approved on this site for a school with two
buildings, at approximately 6,000 to 8,000 sq. ft. total size with 108 students; and,
WHEREAS, the proposed project qualifies for a Class 3 Categorical Exemption, under
the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit amendment application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on September 17, 2013, studied and considered the amendment to
Conditional Use Permit 1988-0015, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds
as follows:
1. The proposed project has been determined to be exempt from CEQA based on a Class 3
categorical exemption for the construction of a limited numbers of new, small facilities or
structures, which do not involve the use of significant amounts of hazardous substances,
and do not exceed 2500 square feet in floor area..
SECTION 2. Findings for approval of Conditional Use Permit amendment. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual, and any pertinent City policy or criteria adopted by
ordinance or resolution of the City Council; 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. Findings for Approval of Tree Removal. The Planning Commission
finds as follows:
1. The trees are 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 4. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on September 17, 2013 resolved to approve the amendment to Conditional
Use Permit 1988-0015 and associated Tree Removal Permit 2013-0164 subject to the following:
EXHIBIT A: Categorical Exemption
EXHIBIT B: Conditions of Approval
EXHIBIT C: Project Description
EXHIBIT D: Title Sheet
EXHIBIT E: Site Plan (Master Plan of Development)
EXHIBIT F: Grading & Drainage Plan
EXHIBIT G: Tree Protection Plan
EXHIBIT H: Floor Plan
EXHIBIT I: Elevations
EXHIBIT J: Sections
EXHIBIT K: Colors and Materials
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
Planning Commission Secretary
EXHIBIT A: Categorical Exemption
PLN 2013-1469 / Conditional Use Permit 1988-0015 Amendment
EXHIBIT B: Conditions of Approval
PLN 2013-1469 / Conditional Use Permit 1988-0015 Amendment
Conditions of Approval
PLN 2013-1469 / CUP 1988-0015 Amendment
3025 Monterey Road
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Planning Department Conditions
1. This amendment to Conditional Use Permit 1988-0015 shall be for a
2,100 sq. f t. classroom, additional parking area, two storage containers,
and associated site improvements, as described in the attached Exhibits
and located on parcel 049-202-020 regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective 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.
Ongoing PS
3. The Community Development Department shall have the authority to
approve the following minor changes to the project that (1) modify the
site plan project by less than 10%, (2) result in a superior site design or
appearance, and/or (3) address a construction design issue that is not
substantive to the Master Plan of Development. The Planning
Commission shall have the final authority to approve any other changes
to the Master Plan of Development unless appealed to the City Council.
BP PS, CE
4. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the City, or any of its entities,
concerning the subdivision.
Ongoing CA
5. All previous Conditions of Approval adopted with CUP 1988-0015 are
hereby incorporated by reference, and shall remain in effect unless
specifically modified by this amendment
Ongoing PS
6. The amended CUP for the school facility shall permit a total of 3
classroom buildings to serve up to 140 students at the school facility at
any time, including:
Building A: 6,234 sq. ft.
Building B: 1,776 sq. ft.
Building C: 2,100 sq. ft.
Ongoing PS
7. All construction shall be in conformance with the following Exhibits, and
shall comply with City Ordinances, unless specifically approved for
exception through this Conditional Use Permit.
EXHIBIT A: Categorical Exemption
EXHIBIT B: Conditions of Approval
EXHIBIT C: Project Description
BP/ Ongoing PS
Conditions of Approval
PLN 2013-1469 / CUP 1988-0015 Amendment
3025 Monterey Road
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
EXHIBIT D: Title Sheet
EXHIBIT E: Site Plan (Master Plan of Development)
EXHIBIT F: Grading & Drainage Plan
EXHIBIT G: Tree Protection Plan
EXHIBIT H: Floor Plan
EXHIBIT I: Elevations
EXHIBIT J: Sections
EXHIBIT K: Colors and Materials
Any modifications to the site shall require approval from the Community
Development Department. Changes that are not in substantial
conformance with the CUP will require Planning Commission review
through a CUP amendment.
8. A minimum of 26 parking spaces shall be provided on site, as identified
in Exhibit E (Site Plan). These shall include up to 10 decomposed
gravel spaces, and 16 paved spaces.
BP/ Ongoing PS
9. A student drop off area shall be provided for at least 2 cars. Building
plans shall verify that adequate width is provided for the drop off area
and through lane, so that through access will be maintained around the
cars in the drop off lane and the drop off area does not restrict traffic flow
through the parking lot.
BP/ Ongoing PS
10. In order to minimize traffic impacts and conflicts with Monterey Road
Elementary School, the school administrator at 3025 Monterey Road
shall continue to maintain staggered hours of operation for drop off and
pick up times, and shall coordinate with staff and students annually to
establish carpool schedules.
Ongoing PS
11. A new trash enclosure shall be constructed as shown on Exhibit E (Site
plan). Trash enclosure shall be designed to match building architecture,
constructed out of solid materials such as masonry or metal with solid
metal doors. Building permit to be obtained for construction.
All trash dumpsters or trash cans shall be kept within a trash enclosure,
so that the trash is screened from public view
BP PS
12. The HVAC unit and concrete pad behind Building C shall be relocated to
provide a minimum 20-foot setback from the Graves Creek reservation
line (property line) or the ordinary high water mark, whichever is greater.
BP/ PS
13. Landscape shall be maintained in good condition on the front of the site,
consistent with current conditions.
Ongoing PS
14. (9) Live Oak trees which ranging in size from 6 inches to 16 inches
each are permitted for removal. The applicant shall either replant 18 5-
gallon native trees, or pay $875.00 to the tree fund, or a combination
thereof, to mitigate the 105 inches of evergreen native trees to be
removed..
BP PS
15. All new utilities shall be undergrounded as part of the construction of the
new building C.
BP PS
Building Division Conditions
Conditions of Approval
PLN 2013-1469 / CUP 1988-0015 Amendment
3025 Monterey Road
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
16. The storage containers currently located along the north property line
shall be removed . The storage containers may be permitted to be
relocated to the rear of the site as shown on Exhibit E (site plan).
Building permits shall be obtained for the installation of the storage
buildings to verify installation is in compliance with Building Codes.
Upon CUP
approval / BP
BS/PS
17. An accessible path of travel shall be identified at time of building
permits, and shall be designed to meet Building Code requirements.
BP BS
18. Plumbing fixture count shown on Exhibit D (Title sheet) shall be
revised by the architect to demonstrate that the maximum occupancy
would not exceed plumbing fixture count. Plumbing fixtures shall be
adequate to serve the facility student and faculty count as permitted
by the CUP, and any special events which take place on site.
BP BS/PS
19. A building permit shall be obtained for the grey water system associated
with the new classroom Building C.
BP BS
Public Works Project Conditions
20. Drainage facilities shall be installed as identified on Exhibit F. In
addition, the decomposed granite parking area on the northern property
line shall identify drainage plan to direct runoff water to a filtration
system prior to entering the creek.
BP CE
21. Building permit submittal shall include storm water run-off
calculations justifying the proposed LID and rainwater garden
storage capacities with the final design in accordance with City
and State regulations.
BP CE
22. If there is any conflict between the location of the existing septic
system and the new Building C facility, the septic will be designed to
be relocated in compliance with City codes.
BP CE
Fire Department Project Conditions
23. A 16’ wide all weather emergency access road shall be provided to the
serve the new classroom buildings.
Dimensions for the length of fire access driveway and distance from the
staging area to the further point of the structure shall be identified on
Building Permit construction plans to verify compliance with Fire
Department standards. If identified distances exceed fire apparatus
capabilities or department standards, plans will be modified for
compliance with standards.
BP FD
24. A knox box shall be installed on any locked gates on site to allow fire
department access in the case of an emergency
BP/Ongoing FD
EXHIBIT C: Project Description
EXHIBIT D: Title Sheet
Plumbing Fixture count to be revised based on Maximum student occupancy of CUP, maximum event occupancy, and/or Building code occupancy, subject to Building Official approval
EXHIBIT E: Site Plan (Master Plan of Development)
20’ setback required along all creek reservation boundaries. DG parking area at north property line permitted to encroach within the 20’ setback.
EXHIBIT F: Grading & Drainage Plan Drainage runoff from parking area to be desigedn for filteration priot to entering creek
EXHIBIT G: Tree Protection Plan
EXHIBIT H: Floor Plan Building C
EXHIBIT I: Elevations
EXHIBIT J: Sections
EXHIBIT K: Color & Materials
EXHIBIT K: Color and Materials (examples)
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2099-0997
Amendment to Conditional Use Permit 2003-0108
Master Plan of Development for West Front Village
Tract 2970, 9000 West Front Road
(MI West Front Village, LLC)
SUBJECT:
The proposed project consists of an application to amend Conditional Use Permit 2003-
0108 (Master Plan of Development) for a portion of 18 residential lots contained in tract
2970. This amendment includes architectural elevations and façade changes to a
previously approved residential development with a planned development overlay.
RECOMMENDATION:
Design Review Committee Recommends:
The Planning Commission adopt Resolution PC 2013-0024 approving an amendment to
Conditional Use Permit 2003-0108 based on the required findings and subject to
Conditions of Approval.
REPORT-IN-BRIEF:
The applicant is proposing amendments to the 2009 amended Master Plan of
Development (Conditional Use Permit) that includes the following:
Elevation changes for Plans “D”, “E” and “G” with elimination of Plan “F”;
Revision of approved color board for new exterior trim colors;
Revision of approved exterior materials;
Revision to approved preliminary floor plans for the inclusion of additional
bedrooms and modification of living space arrangements;
Revision of Site Plan to accommodate additional on-site parking requirements.
ITEM NUMBER: 4
DATE: 9-17-13
DISCUSSION:
Situation and Facts
1. Applicant: Costal Community Builders, PO Box 13, Pismo Beach,
CA 93448
2. Property Owner: MI West Front Village, LLC., PO Box 13, Pismo Beach,
CA 93448
3. Project Address: 9002 West Front Road & 9000-9092 Coromar Ct,
Atascadero, CA 93422
APN 056-131-034 through 056-131-065, 022, 023
4. General Plan Designation: Medium Density Residential (MDR) / General
Commercial (GC)
5. Zoning District: Residential Multi-Family (RMF-10) / (Commercial Retail
(CR) / PD-23 Overlay
6. Site Area: 9.3 acres in master plan of development
7. Existing Use: Existing Hotel, Drive-through restaurant and a total of
five (5) single family homes
8. Environmental Status: Consistent with Certified Mitigated Negative Declaration
(2005-0028) for CUP 2005-0157
Background:
West Front Village, was approved by City Council as a General Plan Amendment, Zone
Change with a Master Plan of Development (CUP 2003-0108) and Tentative Tract Map
(2003-0035). The project is a horizontal mixed-use development consisting of office, retail,
restaurant, and hotel areas located along West Front Avenue and a residential component
located off Portola Avenue. This project was amended by the City Council in 2009 that
included a new Vesting Tentative Map (VTM) for 18 of the 32 residential units, a revised
affordable housing plan and revisions to the project conditions.
In the spring of 2013, Costal Community Builders purchased the remaining residential
component (32 residential units) and the remaining retail and office parcels that have not
been developed. Staff met with the applicant in April 2013 to discuss the various aspects of
the project included the following:
Phase I Commercial Lots
Phase II Tract 2626 residential courtyard homes (currently being developed)
Phase III Tract 2790, the duplex/small lot residential homes
The applicant is proposing revisions to Elevations in Phase II (Tract 2790), to better respond
to market conditions.
Surrounding Land Use and Setting:
North: Residential Single Family (RSF-X)
South: Residential Single Family (RSF-X)
East: US Highway 101
West: Residential Single Family (RSF-X)
The proposed project is a horizontal mixed-use project with a medium density, small lot
residential directly adjacent to and with access to commercial retail that is fronting
Highway 101. The project was approved with a Planned Development Overlay (PD-23).
The PD overlay controls the maximum amount of units to be developed at the site,
which is 32 units total. The original development plan consisted of the residential
development with a hotel, restaurants, retail, and a business park at build -out. The
Holiday Inn Express was completed in 2008. A Jack -in-the-Box was completed with a
CUP amendment to the plan in 2009. In 2011 the first five (5) residential units were
constructed and certificate of occupancies were issued, however the developer could
not formally sell the houses due to issues with Department of Real Estate. Ultimately
the developer sold the project which has sat vacant since 2011.
West Front
Village
ANALYSIS:
The proposed application is to amend the existing Master Plan of Development,
specifically for architectural elevations, floor plans and minor site revisions to
accommodate additional parking for additional bedroom configurations as
recommended by the Design Review Committee.
Existing Site Plan
The approved site plan remains relatively unchanged. The applicant is not proposing to
change the number of units originally entitled as a part of the project’s approval in 2005
approval and 2009 amendment. The proposed project continues to 14 single family
residential courtyard homes, 12 small lot detached single family homes and six (6)
duplex units as a part of the residential development portion. In addition, the applicant
include a detention basin and a small passive park with a play structure to be completed
with the residential courtyard homes (condition 11).
The non-residential portion includes the existing Jack-in-the Box parcel (parcel #1), a
commercial-retail pads that is currently vacant in parcels 2 and 3, and the Holiday Inn
Express which occupies parcel 4. The northern portion of the site adjacent to the duplex
units is a proposed business park site. The approved master plan include the provision
for two (2) business park buildings (12,700 square feet) accessed through an exist ing
off-site driveway serving adjacent commercial properties. The building plans call for
Oakhaven
Village
Existing Master Plan of Development
single-story featuring earth-toned split-faced block, plaster siding, and awnings. These
building have yet to be constructed. T he existing lot lines are incompatible with the
proposed building configuration. These lot lines should be either merged or converted
into air space condominium units. This will be completed at the time of recordation of
Final Map of Tract 2970 (condition 24).
Proposed Site Plan Modifications
Proposed modifications to the site plan are relatively minor and include modification to
the proposed parking locations to accommodate additional bedrooms in the proposed
floor plans. Additional parking has been provided in the duplex unit areas as well as
near the proposed park / drainage basin within the development.
Master Plan of Development – Commercial Portion
Oakhaven
Village
On-Site Parking
Parking for multi-family residential projects is based on the City’s Municipal Code
standard.
Atascadero Municipal Code Section 9-4.118
Multifamily dwellings (including condominiums and
other attached ownership dwellings)
Residential Parking:
1 b.r. unit: 1.5 spaces
2 b.r. unit: 2.0 spaces
each additional bedroom: 0.5 spaces
Guest Parking:
1 space per 5 units, or fraction thereof
In addition to this standard, the Planned Development Overlay zone included the
following stipulations:
A minimum of two (2) parking spaces shall be provided on each lot, either within
the garage or in the driveway of the unit;
A minimum of one (1) guest parking space shall be provided on each lot in
addition to any garage parking;
A dedicated residential parking area shall be provided to meet the overall
Atascadero Municipal Code multifamily parking requirements;
On-street parking shall not be used to satisfy the parking requirements .
The Master Plan of Development requires 92 spaces provided on-site for residential
uses based on the proposed floor plan layout updates. The applicant has proposed an
Master Plan of Development – Proposed Modifications (Tract 2970)
Tract 2970
increase of the number of 4-bedroom units from the approved plan. The following is a
breakdown of the minimum parking requirements for the proposed amended project:
Unit Type Number
of Units
Parking Requirement Parking Spaces
Required
3 bedrooms 22 2.5 spaces 55 spaces
4 bedrooms 10 3 spaces 30 spaces
Guest Spaces - 1 per 5 units 7 spaces
Total Number of Parking Spaces Required 92 spaces
The Design Review Committee (DRC) recommended that staff work with the applicant
on ways to provide more parking within the development to accommodate additional
guest parking. Staff has worked with the applicant and their design team to meet the
additional guest parking. Based on these discussions, the applicant has provided the
additional guest parking as well as additional on -site parking for the lack of a guest
space on lot 7 and 8.
The proposed project includes two-car attached garage for each unit, additional parking
is provided in unit driveways for tract 2970 and a guest parking spot on the lot within the
residential courtyard home project. Additionally 12 guest spaces are provided.
Parking Provided Number of Parking
Spaces
One-Car Garage 6 spaces
Two-Car Garage 52 spaces
Private Driveway 16 spaces
Guest Parking 20 spaces
Total Number of Parking Spaces Provided 94 spaces
Parking Required 92 spaces
Net Parking +2 Spaced Over Code
Proposed Building Elevation and Materials Revisions
The Amended 2009 Master Plan of Development was approved with four (4) building
elevations as a part of Tract 2790. Lots 1-6 and 9-12 were designed with tandem garages
(dimensions: 12’ wide by 28’ deep) in order to fit a detached unit on the narrow lots and to
minimize the appearance of the garages from the street. Lots 7 and 8 were proposed to be
accessed off of San Simeon Court and have standard two-car garages (20’ by 20’ in size.)
Six duplex units were proposed on lots 13-18, located off the shared driveway at the back of
the cul-de-sac have attached one-car garages. Four additional guest parking spaces were
shown off the shared driveway in order to meet the multi-family parking requirements of the
Atascadero Municipal Code.
The garages were approved to be setback from the front façade of the units on most of the
lots in order to create depth on the façades and minimize the visual impact of the garages.
The lots were designed with minimal setbacks, including 5-foot side setbacks from the living
space and 3-foot setbacks from the garages to the side property lines. Pop-outs were
included on the second-story living space of plan D with a 3-foot setback from the side
property line. Enclosed entry courtyards were included with amended floor plans to add
privacy to the front of the units.
2009 Approved Elevations
2009 Approved Site Plan
The elevations on all of the residential units were redesigned in a “Mission Revival”
architectural style. The proposed elevations included mission style elements with stucco
walls and tile roofs. Dark wood elements, wood window headers, and recessed arches
above the windows with tile accents were included.
The applicant is proposing changes to Elevations for Plans D, E, and G. The applicant is
also proposing elimination of elevation F from the Master Plan of Development. Plan D is
proposed to have two (2) floor plan variants. They are similar in architectural style to the
previously approved master plan of development, however, the applicant is proposing to
eliminate the tandem garage and the outdoor entry courtyard. The garages have been
pushed to the front façade to provide additional bedrooms in each of the proposed Plan D
elevation schemes, contrary to previous amendment approvals.
The DRC reviewed the proposed revisions and found them to be architecturally consistent
with the Planned Development overlay and the intent of the Master Plan. The revised
elevations provide for additional floor place and the convenience of a two-car garage, a
major selling point for perspective home buyers. Staff is supportive of the DRC’s
recommendation for approval of the elevation changes.
Proposed 2013 Elevation Locations
**R=Reverse
The applicant is also proposing additional rear and side enhancements when compared to
the 2009 approved elevations. This includes additional windows, trellis, and other
architectural features that both the “gable” scheme and “hip” scheme contain.
Proposed Plan E elevation revisions include revising the elevation from a single story to a
two-story structure, elimination of the tandem garage, and elimination of the courtyard
feature to be replaced with a wrap-around porch. Plan E is proposed to be utilized on only
two lots (Lots 7 and 8). Garage access is proposed to be located off of San Simeon Court.
Proposed Plan E is similar in architectural style, to the 2009 approved Plan E.
The Bulk of proposed Elevation E is located along San Simeon Court, as this functions as
the location of the garage. The right portion of the elevation contains a pop-out for use as a
fireplace.
The applicant is proposing to eliminate Elevation F as a part of this proposed master plan of
development application and amendment. Elevation F was located on lots 7 and 8, where
Plan E is proposed.
Proposed
2013 Plan “D” Elevations
Approved
2009 Plan E Elevation
Proposed
2013 Plan E Elevation
Plan “G” is proposed to be utilized for the six (6) duplex units located at the end of Coromar
Court. Plan G has minimal front elevation revisions from the approved 2009 amendment.
Proposed side elevations have been revised to add more architectural details and windows
to reduce the bulk of the side elevations.
Proposed Floor Plan Revisions
Floor Plan changes to Plan D include an overall reduction in floor plan size for both variants
of Plan D. As approved, Plan D includes 3 bedrooms and covered porch area is 1,575
square feet. Both Plan “D” schemes total square footage is smaller for the 3 bedroom option
at 1,545 square feet. The 4-bedroom option increases the total square footage of the unit to
1,655 square feet.
Approved
2009 Plan G Elevation
Proposed
2013 Plan G Elevation
Proposed
2013 Plan D Floor Plan
Proposed
2013 Plan E Floor Plan
Proposed
2013 Plan G Floor Plan
Proposed Floor Plan E increases the square footage of the approved Plan “E” by
approximately by 340 square feet. The original Plan E was 1,480 square feet. With the
addition of the 2nd floor, the living area has been increased. In addition, the proposed Plan
“E” contains an optional 4th bedroom. The plans currently show it as either a den or
bedroom. Staff is recommending that the DRC provide input on whether this should be a
den or converted to a bedroom due to potential parking issues.
Plan “G” as proposed is approximately 138 square feet smaller than what was approved in
2009. Plan “G” floor plan is relatively unchanged and includes bedrooms on the 2nd floor with
living room, kitchen and dining rooms on the 1st floor.
Proposed Color Board Revisions
The proposed color scheme to coincide with the proposed elevation changes is similar to
the hues that were adopted as a part of the 2009 amendment. Colors are consistent with the
“Mission Revival” architectural style. Stucco colors remain a light shades of brown with pops
of trim color to match the roofing siding material utilized in each elevation. A color board has
been provided as a part of the resolution exhibits.
Preliminary Landscape Plan Revision
Proposed landscaping is to remaining the same as previous project conditions. Staff
has worked with the applicant to ensure that construction of community features such
as the park and picnic areas with seating is completed in a timely manner. This is
shown in condition 11.
Site Drainage
Site drainage has not been modified as a part of t his addendum. Drainage will occur
within the proposed drainage basin that has been constructed in both the residential
portion and the non-residential portion.
Wetland Rehabilitation and Remediation
A jurisdictional wetland was filled (U.S. Army Corps of Engineers Number 29657S) as a
part of the development and mitigated through the construction of four on -site detention
basins (originally proposed as three basins) planted with annual and perennial native
seasonal wetland plant species. A buffer area on t he slopes and around the upper
fringe of each wetland detention basin was planted with native trees and shrubs. The
approved April 14, 2006 Mitigation and Monitoring Plan (MMP) included in the permit
application packages detailed the wetland mitigation plan to compensate for the impacts
on the seasonal wetland swale. In MMP a monitoring plan was to be completed each
year for five (5) years total.
Based on the required Year 1 monitoring, the basin construction, development of
seasonal wetland habitat, and initial planting of the native plant buffer area have met the
requirements of the mitigation plan. The overall extent of the mitigation areas totaling
0.830 acre exceeds the 0.790 total areas in the proposed mitigation plan.
A Year 2 monitoring report was to be submitted to the City at the end of 2012. This
report was never submitted. The applicant will be responsible for submitting a Year 2
monitoring report by the end of 2013. Additional reporting shall be consistent with
issued permits USACE and RWQCB.
Inclusionary and Workforce Housing
The project has conditioned the project consistent with the City’s Inclusionary Housing
Policy. The following is a breakdown of the affordable housing units to be provided as a
part of the project as amended in 2009:
1 unit at very low income;
2 units at low-income;
3 units at moderate income;
All units shall be distributed throughout the project, subject to staff
approval
or
Pay affordable housing in-lieu fees for 3 moderate income units;
2 units at low income distributed in the duplex area;
1 unit at very low income distributed in the single family area ;
The previous developer identified units that were to be deed restricted, however since
the 2009 addendum, this agreement has not been updated to reflect the location of the
units spread throughout the project versus the previous agreement that was recorded.
The applicant has identified the following units to meet the City’s inclusionary housing
requirements:
Lot 18, Lot 21, Lot 26 – Moderate Units (Tract 2621)
Lot 13 and Lot 15 – Low Income Units (Tract 2970)
Lot 18 – Very Low Income Unit (Tract 2970)
Staff has added conditions to ensure a recordation of a new affordable housing
agreement reflecting the applicant’s proposed afforda ble housing units that are
identified throughout the project versus the latter phases, as previously recorded
(condition 14).
Vesting Tentative Tract Map
An 18-lot Vesting Tentative Tract Map (Tract 2970) was approved as a part of the 2009
addendum. The vesting Tract Map remains conditioned by staff and the City Engineer to
meet all City standards and conditions contained in the original master plan of
development. The proposed amendments to the master plan of development is in
substantial conformance with the approved vesting tentative subdivision map for Tract
2970.
Conditional Use Permit (Master Plan of Development)
A Master Plan of Development is required for a Planned Development in the form of a
Conditional Use Permit. The Conditional Use Permit pro cess provides the opportunity
for the public and the Planning Commission to review the specifics of land use
proposals, such as architectural design, site design, landscape, signage, and specific
standards of the zoning ordinance. The Planning Commission must make the following
five findings to recommend approval of the requested Conditional Use Permit
Amendment:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual.
Staff Comment: The revised project is consistent with the General Plan policies
listed above.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the Planned Development Ordinance.
Staff Comment: As conditioned, the project meets the PD-23 Zone overlay zone
standards and all development standards required by the 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 ca se, 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 development will not be detrimental to the general
public or working people’s health, safety, or welfare.
4. 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 project has been designed to be consistent with the existing
residential and commercial neighborhood character, and to enhance the
appearance along West Front and U.S. Highway 101 with project landscaping.
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.
Staff Comment: The proposed project and use is consistent with the traffic
projections and road improvements anticipated within the General Plan.
6. The Master Plan of Development standards or processing requirements will
enhance the opportunity to best utilize special characteristics of an area and will
have a beneficial effect on the area; and
Staff Comment: The proposed land uses will provide high-quality commercial along
U.S. Highway 101, business park uses adjacent to existing commercial uses while
providing a medium-density residential neighborhood transition to existing single -
family neighborhoods.
7. The proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
Staff Comment: The proposed project is consistent with City and Council policies.
As previously discussed, items such as clustering the affordable units and City
maintenance of the project frontage landscaping, have not been recommended as
they would contradict City policy.
Based on staff’s analysis in the preceding sections, and as conditioned, it appears that
all of the required findings for approval of a Master Plan of Development (Conditional
Use Permit) can be made. As conditioned, changes to the Master Plan of Development
or project Conditions can be made by the Planning Commission.
Environmental Determination
A Draft Negative Declaration was circulated to public agencies and int erested members
of the public. The environmental analysis identified concerns regarding potential
impacts to aesthetics, air quality, biological resources, cultural resources, geology and
soils, hazards and hazardous materials, hydrology and water quality, land use and
planning, mineral resources, noise, population and housing, public services, recreation,
transportation/traffic, and utilities/service. Mitigation measures pertaining to these
resources are included.
The City Council certified the Mitigated Negative Declaration on September 27, 2005.
The proposed project Amendment is consistent with Certified Mitigated Negative
Declaration 2005-0165. Staff has reviewed the proposed amendments and they are
consistent with the certified Mitigated Negative Declaration.
Conclusion
In staff’s opinion, proposed development is consistent with the General Plan and
compatible with the surrounding neighborhood. The project incorporates appearance
review of architectural design, materials, and landscaping, and incorporates
architectural themes into the site and bu ilding design, as conditioned. As analyzed
within the project Initial Study and Draft Mitigated Negative Declaration, the proposed
Master Plan of Development would have no additional environmental impacts and will
not be detrimental to the general public or working persons health, safety, or welfare.
The Planning Commission can make the required findings for project approval.
FISCAL IMPACT:
Based on findings from the Taussig Study, revenue from new res idential development
including property tax revenues; vehicle licensing fees, sales taxes, and other revenues
are insufficient to cover the maintenance and emergency services costs of new
development. Based on the revenue projections from the Taussig Study, the City has
developed standard conditions of approval for new development projects that require
the cost of maintenance and emergency services to be funded by the project through a
combination of road assessment districts, landscape and lighting districts and
community facilities districts
Consistent with previous project approval, conditions of approval remain to mitigate the
fiscal impacts of the project on the City of Atascadero . This project has completed its
annexation into the City’s Community Facility District (CFD) and maintenance costs of
road repair, common areas, drainage, etc. is funded by the Homeowners Association
and Master Association of the non-residential protion.
ALTERNATIVES:
1. The Planning Commission may make modifications to the project and/or
conditions of approval.
2. The Commission may determine that more information is needed on some
aspect of the proposed amendments and may refer the item back to the applicant
and staff to develop the additional information. The Commission should clearly
state the type of information that is required and move to continue the item to a
future date.
3. The Commission may deny the project. The Commission must specify the
reasons for denial of the project and make an associated finding with such
action.
ATTACHMENTS:
Attachment 1: Location, General Plan, and Zoning Map
Attachment 2: Proposed Site Plan
Attachment 3: Proposed Plan D
Attachment 4: Proposed Plan E
Attachment 5: Proposed Plan G
Attachment 6: Certified Mitigated Negative Declaration and Initial Study
Attachment 7: Draft Resolution 2013-0024
Attachment 1: Location Map, General Plan and Zoning
Morro Rd.
CP
CR
Project Site
Existing General Plan Designation: MDR / GC
Existing Zoning District: RMF-10 /CR / PD-23
Attachment 2: Proposed Site Plan
Attachment 3: Proposed Plan D
Attachment 3: Proposed Plan D
Attachment 4: Proposed Plan E
Attachment 5: Proposed Plan G
Attachment 6: Certified Mitigated Negative Declaration and Initial Study
See Following
Attachment 7: Draft Resolution 2013-0024
DRAFT RESOLUTION PC 2013-0024
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO
CONDITIONAL USE PERMIT 2003-0108 (MASTER PLAN OF
DEVELOPMENT) ON
APN 056-131-034 through 056-131-065, 022, 023
9002 West Front Road & 9000-9092 Coromar Ct.
(Costal Community Builders / MI West Front Village, LLC)
WHEREAS, an application has been received from Costal Community Builders (PO
Box 13, Pismo Beach, CA 93448) Applicant, and MI West Front Village, LLC (PO Box 13,
Pismo Beach, CA 93448), Property Owner, to consider a project consisting of a CUP
(Conditional Use Permit) Amendment to amend the Master Plan of Development over the
project site of the existing residential lots at 9002 West Front Road & 9000-9092 Coromar Ct.
(APN 056-131-034 through 056-131-065, 022, 023); and,
WHEREAS, the site’s current General Plan Designation is Medium Density Residential
(MDR) and General Commercial (GC); and,
WHEREAS, the site’s current zoning district is RMF-10 (Residential Multi-family – 10)
and Commercial Retail (CR) with a Planned Development #23 Overlay (PD-23); and,
WHEREAS, the PD-23 requires the adoption of a Master Plan of Development,
approved in the form of a Conditional Use Permit; and,
WHEREAS, the City Council approved the original Master Plan of Development (CUP
2003-0108) for the site on September 27, 2005; and,
WHEREAS, the City Council approved an amendment to the Master Plan of
Development (CUP 2003-0108) for the site on March 24, 2009; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2005-0165 prepared for the original
project and made available for public review in accordance with the requirements of the
California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on September 17, 2013, studied and considered the Master Plan of
Development Amendment (Amendment to CUP 2003-0108), after first studying and considering
Certified Mitigated Negative Declaration 2005-0165, and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of Conditional Use Permit Amendment. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-23 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element; and
6. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
7. The proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
SECTION 2. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on September 17, 2013, resolved to approve
Conditional Use Permit 2003-0108 Amendment (Master Plan of Development Amendment)
subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
EXHIBIT B: Amended Master Plan of Development/Site Plan
EXHIBIT B-2: Alternate Site Plan
EXHIBIT B-3: 2013 Amended Portion of Site Plan Tract 2970
EXHIBIT C: Arborist Report
EXHIBIT D: Tree Protection Plan
EXHIBIT E: Amended Grading and Drainage Plan: Residential Lots 1-18
EXHIBIT F: Preliminary Grading and Drainage Plan (portions superseded)
EXHIBIT G: Preliminary Landscape Plan (portions superseded)
EXHIBIT H: Amended Freeway Frontage Landscaping Plan
EXHIBIT I: Amended Commercial Lot 2 Landscaping
EXHIBIT J: Amended Residential Landscape Plan Lots 1-18
EXHIBIT K: Lot 2 Commercial Retail Amended Floor Plan and Elevations
EXHIBIT L: Business Park Elevations
EXHIBIT M: Retail Elevations
EXHIBIT N: Hotel Elevations
EXHIBIT O: Courtyard Homes Site Plans
EXHIBIT P: Amended Elevations (Plans A, B, C, D, E, F, G)
EXHIBIT Q: Amended Residential Floor plans (Plans A, B, C, D, E, F, G)
EXHIBIT R: Color Boards 1: Residential
EXHIBIT S: Color Boards 2: Business Park and Lot 3 Commercial
EXHIBIT T: Color Boards 3: Hotel
On motion by, and seconded by the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
David Bentz
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program – PD-23
PLN 2099-0997 / Master Plan of Development Amendment (2013) (CUP 2003-0108 Amendment)
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Planning Services
1. The approval of this zone change and use permit shall become final
and effective following City Council approval.
FM PS
2. The approval of this Amended use permit shall become final and
effective for the purposes of issuing building permits thirty (30) days
following the City Council approval of ZCH 2009-0152 upon second
reading, 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.
FM PS
3. The Community Development Department shall have the authority
to approve the following minor changes to the project that (1)
modify the site plan project by less than 10%, (2) result in a superior
site design or appearance, and/or (3) address a construction design
issue that is not substantive to the Master Plan of Development.
The Planning Commission shall have the final authority to approve any
other changes to the Master Plan of Development and any associated
Tentative Maps unless appealed to the City Council.
BP / FM PS, CE
4. Approval of this Conditional Use Permit shall be valid for 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 or a time extension. The Conditional Use Permit
shall be linked with the Tentative Tract Map and shall be
automatically extended if the Tentative Map receives a time
extension.
BP / FM PS
5. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim
or action brought to challenge an approval by the city, or any of its
entities, concerning the subdivision
Ongoing PS
6. All subsequent Tentative Map and construction permits shall be
consistent with the Master Plan of Development contained herein.
The conditions and exhibits identified within this the 2013
Amendment shall supersede the original project conditions and
exhibits where conflicts occur. The 2008 Jack in the Box
Amendment on Lot 1 (PLN 2008-1300) shall remain in place for Lot
BP / FM PS, CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
All exhibits for Lot 1 shall be consistent with PLN 2008-1300.
6 A. Any Conditions changed with previous project amendments
shall remain as previously approved. Any improvements or
conditions previously completed per approved building permits shall
remain as previously approved, provided that those improvements
are not in contradiction with the revised attached project exhibits.
Ongoing PS, CE, BS
7. Phasing Condition: Phasing of the various uses on Lots 3-12 are
as follows:
1.0 Deleted per City Council Resolution 2009-015.
2.0 Deleted per City Council Resolution 2009-015.
3.0 Commercial Lot number 3 shall be marketed by project owners
as a restaurant use for a period of not less than 2 years from opening
and operation of the hotel.
4.0 The applicant shall implement the approved restaurant
marketing plan from project approval through two years from the
opening and operation of the project hotel. The applicant shall submit
quarterly progress reports to the Community Development Director
demonstrating due diligence in marketing the restaurant site for
development. If a restaurant use is not secured by the applicant at
the end of the marketing period, a final report shall be submitted to
the Community Development Director documenting the final results of
the marketing plan and requesting that retail use be permitted on the
restaurant site. The Community Development Director shall make a
final determination within two weeks of the applicant's request.
BP / FM PS, CE
8. All exterior elevations, finish materials, and colors shall be
consistent with the attached Exhibits and shall include the following,
subject to staff approval:
Final hotel design shall be consistent in architectural style and
detailing of the retail buildings.
All exterior material finishes (siding, trim, doors, windows, light
fixtures, garage doors) shall be durable, and high quality.
Roofing shall incorporate the 3 types of mission tile within the
residential homes per the attached Exhibit.
All trash storage, recycle storage, restaurant service enclosure/area
and air conditioning units shall be screened from view behind
architecturally compatible or landscaped enclosures.
All stucco finishes shall be a smooth / light sand finish, consistent with
BP PS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
the Phase 1 hotel building
Final color selection for the project shall be per Exhibits K, R, S, & T,
with the exception of the accent colors shown on the residential
development in Exhibit R. The accent colors on the residential color
board shall be changed to be consistent with the Mission Revival
style, subject to staff approval, prior to the issuance of building
permits.
All of the driveways in the residential development (including the
individual driveways and the shared loop driveway for lots 11-18) shall
be done in pavers or decorative concrete (stamped and colored
concrete; sample subject to staff approval prior to building permit
issuance.)
Eve treatments shall be balanced and architecturally compatible
throughout the units and elevations. Eave treatments shall be
installed on all sides of the structures and shall not be eliminated.
Where building setbacks limit overhangs, a compatible architectural
treatments of the eves shall be installed.
The brick treatment on Lot 2 of the commercial development shall be
consistent with the brick used on the holiday Inn and Jack-in-the-box.
9. All site work, grading, and site improvements shall be
consistent with the Master Plan of Development as shown in
EXHIBIT B, with the following exceptions:
In the case that a joint access easement cannot be obtained
from the parcel to the south, the project shall be redesigned
consistent with Exhibit B-2.
The parking space located closest to the adjacent sidewalk,
in the parking court adjacent to the park, shall be deleted
and additional landscaping shall be included.
The sidewalk along Coromar Court shall be extended along
lot #28 to lot # 45 of Tract 2621.
A minimum of 1 foot landscape/planter area with shrubs
shall be provided between all pavement and proposed
fencing, walls, or residential units.
The applicant shall construct $1,500.00 of off-site landscape
buffering on the adjacent parcel, referred to as the Smith
property.
There shall be no parking on the shared driveway for Lots
BP/FM PS, BS, CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
11-18 (Tract 2970.) Signs shall be posted along the
driveway.
The residential lots shall include dedicated trash areas.
Concrete pads shall be installed in the dedicated trash
areas. A solid concrete or paver pathway shall be made
available from the trash enclosure to the street.
A lighting plan shall be submitted for commercial lot 2 prior
to building permit issuance. A photometric plan shall be
required to show that no light spills off site onto the
residential lots.
The elevations on all lots (revised lots 1-18 and original
courtyard homes) shall be consistent with Amended Exhibit
P.
9.A. If the project utilizes the access alternative shown in Exhibit B-
2, then the Tentative Tract Map, Grading and Drainage Plan and
Landscape Plan shall be revised consistent with Exhibit B-2.
BP PS
9.B. The applicant shall obtain written approval from the Atascadero
Mutual Water Company for the improvements within the AMWC
easement on lot 14.
BP PS
10. All property development shall be per the minimum setback
dimensions shown in the Master Plan of Development, and
attached Exhibits, with the following exceptions:
The courtyard homes shall be consistent with the lot layouts
in Exhibit O (original master plan of development Exhibit.)
No changes to the site plan of the courtyard homes are
included with this amendment. The site plan of lots 1-18
shall be consistent with the Amended master plan of
development (Exhibit B.)
The courtyard homes and/or porches shall be setback a
minimum of 5 feet from the parking court.
Guest parking spaces shall be setback a minimum of 2 feet
from structures, fencing, and walls.
Lots 1-18 shall maintain a minimum side setback of 5-feet
BP PS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
from the property line from living spaces and 3-feet from the
property line for garages. Any second story pop-outs on the
living areas shall maintain a minimum 3 foot setback from
the side property line and shall include decorative elements
to enhance the architecture.
11. A final landscape and irrigation plan shall be approved prior to the
issuance of building permits and included as part of site
improvement plan consistent with the attached Exhibits H, I, and J,
and as follows:
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit for each
parcel.
The perimeter residential and commercial privacy walls shall be
constructed per the original Master Plan of Development and the
attached exhibits with the appearance of decorative stacked stone or
stacked stone veneer, smooth/light sand stucco (not textured ) or
split face concrete block walls (earth-toned colors to match or
compliment project colors), and pre-cast concrete column and wall
caps.
The low screen and/or retaining walls between West Front Road and
the commercial /fast food/retail building shall be constructed with
decorative stacked stone or stacked stone veneer.
All retaining walls are to be constructed of dark earth-tone split face
block with split face cap.
Special pavement shall be added within the internal street
intersection.
Special paving treatment shown at the Coromar Court entrance shall
extend as shown in Exhibit E.
Street trees shall be provided along maximum spacing of 30 feet on
center, prior to occupancy of the units.
The applicant shall be required to provide landscaping along West
Front Road up to the Caltrans right-of-way, consistent with the
Amended landscape and irrigation plans and Exhibit H. The off-site
freeway frontage landscaping shall be maintained by the developer
or subsequent owner for a period of two years. This landscaping is
to be completed prior to the issuance of the 10th residential
building permit in the master plan of development.
Buffer planter landscaping shall be comprised of evergreen conifers
and shall be extended to include the entire landscape planter
BP PS, BS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
between the residential and commercial uses. Conifers shall be
spaced to provide a solid visual barrier between the residential uses
and the hotel/commercial retail sites. Evergreen trees shall be
installed along the entire length of the rear property line in the
landscape planter and behind the commercial buildings. The site
plan in Exhibits I and K shall be revised prior building permit
issuance to allow a minimum 5-foot wide landscape planter with
evergreen trees behind the commercial retail building on Lot 2. The
landscape buffer shall be consistent with the buffer on Lot 1 (Jack-in-
the-Box)
Street and open space trees shall be minimum 15-gallon size and
double staked.
Commercial-grade bicycle racks shall be provided adjacent to each
commercial building including the hotel.
Pocket park play equipment shall be per original Master Plan of
Development shall be commercial grade and subject to staff
approval.
A large oak tree shall be installed center of the landscape area in the
looped shared driveway area of lots 11-18. The oak shall be a
minimum of 8” DBH and 15 feet in height.
The applicant shall provide confirmation from a biologist that the
basin in the residential development is construed per the original
project approval and approved plans.
The landscape planters adjacent to the commercial building on lot 2
shall be a minimum width of 2-feet. The planters located beneath
the iron wall trellis features shall include vines.
A landscape along lots 18 and 17 are a benefit to the entire
project, and thus should be the maintenance responsibility of
the Homeowners Association. An easement shall be recorded
prior to the issuance of the sixth building permit for tract 2621.
Pocket park construction shall be completed prior to the
issuance of the 10th residential building permit in the master
plan of development.
12. The developer and/or subsequent owner shall assume
responsibility for the continued maintenance of all landscape and
common areas, consistent with EXHIBITS B, G, H, I , and J with the
exception of the off-site freeway frontage landscaping along the Cal
Trans right-of-way. The off-site freeway frontage landscaping shall
be maintained by the developer or subsequent owner for a period
of two years.
GP
BP
PS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
13. All project fencing shall be installed consistent the original 2005
Master Plan of development and the attached exhibits subject to
the following modifications:
The masonry screen wall shall be constructed as depicted in the
original Master Plan of Development, sheet 5 with decorative
stacked stone or stacked stone veneer columns and matching cap,
as shown, shall be 8 feet tall, and shall include the following,
subject to staff approval:
o Stucco finish shall be of smooth appearance or similar.
o The masonry wall shall be painted a dark earth tone color.
Residential fencing shall be as shown on sheet 5 of the original
master plan of development and shall be 4 foot tall solid screening
with 2 foot lattice.
Open space fencing shall be a maximum of 3 feet.
The front entry walls in the front yards of residential lots 1-18 shall
be a maximum height of 3-feet tall. The front entry walls shall have
a smooth stucco finish, consistent with the style of the buildings.
GP
BP
PS
14. Affordable Housing Requirement:
Project Site:
The applicant shall deed restrict a minimum of 6 residential units for 30
years, prior to or concurrently with the final map, as follows:
1 units at the very-low income rate,
2 units at the low-income rate,
3 units at the moderate income rate.
All units shall be distributed throughout the project, subject to staff approval.
Or
The applicant shall have the option to pay affordable housing in-lieu fees for
the three moderate income units. The 2 low and 1 very low income units
must be deed restricted and shall be distributed with 2 units in duplex area
and 1 unit in the single-family residential area.
All units shall be identified and affordable housing agreement amended
prior to the issuance of the 6th residential building permit.
GP/BP
PS, CA
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Future 5-Lot subdivision:
The future subdivision of the site shall result in compliance with the most
current City Council policy regarding affordable housing deed restriction or
payment of in-lieu fees, prior to or concurrently with the final map.
15. Workforce Housing: Prior to recordation of final map, the applicant
shall enter into a legal agreement with the City to reserve ½ of the
units for sale to residents or workers within the City of Atascadero,
including the affordable units. The agreement shall include the
following provisions:
The units shall be offered for sale to residents or workers within
the City of Atascadero for a minimum of 60-days. During this time
period offers may only be accepted from Atascadero residents or
workers;
The applicant shall provide reasonable proof to the City that at
least one of the qualified buyers is a resident or worker within the
City Limits of Atascadero;
The Atascadero resident or worker restriction shall apply to the
initial sale only;
The applicant shall identify which units will be reserved; and
The City Attorney shall approve the final form of the agreement
BP PS
16. The proposed pylon shall be consistent with the sign detail shown
in the original master plan of development, Sheet 16, and shall
include the following, subject to staff approval:
The sign shall be a maximum of 50 feet tall.
Signage size shall not exceed as follows:
100 square feet: Major Tenant
30 square feet minor tenants
200 square feet maximum per sign face
This condition shall supersede mitigation measure AES-5.
BP PS
17. Commercial center tenant signage shall be as shown in the
attached exhibits. All signs shall meet the size requirements of the
Municipal Code.
BP PS
18. A Tree Protection Plan shall be prepared for encroachment within
the drip line of native trees located on or adjacent to the subject
parcel. The applicant will contract with a certified arborist to monitor
all activity within the drip lines of existing native oak trees.
GP
BP
PS
19. The emergency services and facility maintenance costs listed
below shall be 100% funded by the project in perpetuity. The
service and maintenance costs shall be funded through a
FM PS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
community facilities district established by the City at the
developer's cost. The funding mechanism must be in place prior
to or concurrently with acceptance of the final map for Tract
2970; a deferral agreement shall not be permitted for the
Community Facilities District for Tract 2970. The funding
mechanism shall be approved by the City Attorney, City
Engineer, and Administrative Services Director prior to
acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to
participate in the community facilities district and to take all steps
reasonably required by the City with regard to the establishment
of the district and assessment of the property.
a) All Atascadero Police Department service costs to the project.
b) All Atascadero Fire Department service costs to the project.
c) Off-site common City of Atascadero park facilities maintenance
service costs related to the project.
20. All tract maintenance costs listed below shall be 100% funded by
the project in perpetuity. The service and maintenance cost shall be
funded through either assessment districts or a Home Owners
Association established by the developer and subject to City
approval. The district or association must be in place prior to, or
concurrently with acceptance of any final maps. The district or
association shall be approved by the City Attorney, City Engineer,
and Administrative Services Director prior to acceptance of any
Final Map. The administration of the above mentioned funds, and
the coordination and performance of maintenance activities as
follows, shall be the responsibility of the district or association.
a) All streets, sidewalks, streetlights, street signs, roads, emergency
access roads, emergency access gates, and sewer mains within the
project.
b) All parks, trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
e) All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
f) All frontage landscaping and sidewalks along arterial streets, with
the exception of the off-site freeway frontage landscaping along the
Cal Trans right-of-way. The off-site freeway frontage landscaping
shall be maintained by the developer or subsequent owner for a
period of two years.
FM PS
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
21. Prior to final map, the applicant shall submit CC&Rs for review and
approval by the Community Development Department. The
CC&R’s shall record with the Final Map and shall include the
following:
a) Provisions for maintenance of all common areas including access,
parking, street trees, fencing and landscaping.
b) A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units.
c) Individual unit’s responsibility for keeping all trash receptacles
within the unit’s garage.
d) A provision for review and approval by the City Community
Development Department for any changes to the CC&R’s that
relate to the above requirements prior to the changes being
recorded or taking effect
e) A plan identifying location of trash cans for pick upon trash day shall
be approved by the Atascadero Waste Alternatives and included in
the CC&R’s
f) CC&R’s shall be submitted to Staff showing revised HOA rules
for highway maintenance consistent with the 2009 amendment
prior to the issuance of the 6th residential building permit.
FM PS
22. All mitigation Measures listed in the certified Mitigated Negative
Declaration prepared by Padre and Associates shall be
implemented and adhered to.
Ongoing PS
23. All tree removals shall be mitigated per the requirements of the
Atascadero native Tree Ordinance. All trees located on the future 5-
lot subdivision shall be preserved.
BP PS
24. Tract 2621 Business Park lot lines shall be adjusted through a
lot line adjustment or a separate parcel map for consistency
with the master plan of development prior to recordation of
Tract 2970.
City Engineer Project Conditions
25. The project applicant may apply for a reimbursement map for off -
site circulation improvements made to the Santa Rosa / US 101
interchange and frontage roads. The amount of reimbursement
credit based on actual construction costs subject to the review
and approval of the City Engineer and Administrative Services
Director. The reimbursement area and reimbursement amounts
shall be determined by an additional traffic study that
demonstrates a nexus for all parcels included in the
On going CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
reimbursement area.
16. 24.(A) Shared driveway approach to lots 11 through 18 to be
modified to meet City Standard 423 for residential driveways
(maximum 20’ wide). This standard may require two separate
driveway approaches at this location.
GP, BP CE
Drainage:
26. Submit calculations to support the design of any structures or
pipes. Closed conduits shall be designed to convey the 10-year
flow with gravity flow, the 25-year flow with head, and provide
safe conveyance for the 100 year overflow.
GP, BP CE
27. Provide for the detention of the 50 year developed storm runoff,
while metering out the 2 year undeveloped storm runoff.
GP, BP CE
28. Drainage basins shall be designed to desilt, detain and meter
storm flows as well as release them to natural runoff locations.
GP, BP CE
29. The drainage basins shall be landscaped with native plantings.
GP, BP CE
30. A mechanism for funding and maintenance of the storm drain
facilities shall be provided.
GP, BP CE
31. Show the method of dispersal at all pipe outlets. Include
specifications for size & type.
GP, BP CE
32. Show method of conduct to approved off-site drainage facilities.
GP, BP CE
33. Concentrated drainage from off-site areas shall be conveyed
across the project site in drainage easements. Acquire drainage
easements where needed. Drainage shall cross lot lines only
where a drainage easement has been provided. If drainage
easement cannot be obtained the storm water release must
follow the exact historic path, rate and velocity as prior to the
subdivision.
GP, BP CE
34. Applicant shall submit erosion control plans and a Storm Water
Pollution Prevention Plan (SWPPP). The Regional Water Quality
Control Board shall approve the SWPPP.
GP, BP CE
35. The Preliminary Grading and Drainage Plan details offsite grading
to collect offsite storm water and pass it through the site. This
grading must be approved by the offsite property owner in a
recorded easement. If the easement can not be obtained all
grading along the west property line must be keep onsite.
GP, BP CE
Traffic Mitigation:
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
36. Traffic Mitigation shall be amended as follows (2008 amendment
PLN-2008-1302):
A Traffic Impact Study was produced for this project by Omni-
Means. In the study there are recommended mitigation measures.
Listed below are conditions to implement the mitigation measures:
A. Santa Rosa Interchange:
17.
18. Install signals on the interchange at the intersection of the north
and south bound ramp heads. Remove both 4-way stops.
B. West Front Street/Santa Rosa Road Intersection:
19.
20. Construct a left turn pocket for southbound left turns onto West
Front Rd. from Santa Rosa Rd. and allow for unimpeded straight
through traffic on Santa Rosa Rd. This Improvement shall be reviewed
by Caltrans Park and Ride Staff.
C. Portola Ave. Driveway (Gas Station)
21.
22. This driveway will be right in and right out only. A physical barrier
will be placed to restrict this movement.
23.
24. These are improvements that are not identified as needed
improvements in the City of Atascadero Circulation Element and the
Growth Mitigation Program. Therefore, the growth mitigation fee does
not cover the improvements.
25.
GP, BP CE
Public Improvements:
GP, BP CE
37. West Front Street Frontage Improvements
Improvements to include two (2) travel lanes, one (1) turn lane and a five
foot bike lane. An AC curb shall be constructed on the north -east side of
West Front. Curb, gutter and sidewalk shall be constructed shall be
constructed on the south-west side of West Front. No parking will be allowed
on West Front Street.
The existing south bound lane asphalt surface is failing. The road shall be
repaired to correct this deficiency. This may be a reconstruction, grind and
repave or resurfacing. The Project Improvement Plans shall address this
condition to the approval of the City Engineer.
GP, BP CE
36.A. The project shall install a raised, left turn restriction median
barrier in the southern most driveway. The barrier shall prevent both
entering and exiting left turn movements. The City Engineer may waive
this requirement through demonstration by a traffic engineer that left
turn movements can be safely accommodated.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
38. Portola Ave. Frontage Improvements
Improvements to include two (2) travel lanes and a bike lane. Curb, gutter
and sidewalk shall be constructed on the south side of Portola Ave , or as
shown in approved off-site building permit plan set issued April of 2007.
GP, BP CE
39. All public improvements shall be constructed in conformance
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer.
GP, BP CE
40. A mechanism to provide for the funding and maintenance of
lighting, street improvements, special paving surfaces, sewer,
storm drain, common area landscape, open space, and
hardscape shall be provided.
GP, BP CE
41. The on-site residential streets shall be improved consistent with
the Tentative Tract Map. The streets shall be marked with “No
Parking” signs within the cul-de-sac. All residential streets shall
be improved to City Standards. The City Engineer shall approve
any deviation from the standard curb and gutter.
GP, BP CE
42. All Utilities shall be underground on Portola Ave. and West Front
Road and within the project.
Sewer
43. A mechanism must be provided to fund the maintenance and
future replacement of all sewer mains throughout the project
area. The developer shall establish a benefit maintenance
assessment district, or similar funding mechanism, approved by
the City, to provide sufficient funds, on an annual basis, to pay
for the maintenance activities on the sewer mainline and related
facilities within the project area.
GP, BP CE
44. Applicant shall pay sewer extension (Annexation), Connection
and Reimbursement fees (if applicable) upon issuance of
building permit.
GP, BP CE
45. Drainage piping serving fixtures which have flood level rims
located below the elevation of the next upstream manhole cover
of the public or private sewer serving such drainage piping shall
be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not
discharge through the backwater valve.
GP, BP CE
46. Gravity mains within the subdivision shall be eight (8) inches in
diameter.
GP, BP CE
47. All sanitary sewer (SS) mains shall terminate in manholes unless
extension of the main, at some later date, is anticipated. If
extension of a SS main is anticipated, said SS main may
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
terminate in a cleanout providing the next downstream manhole
is less than 300 linear feet from the cleanout and that the point of
termination is not a reasonable location for a SS main angle
point or intersection.
STANDARD CONDITIONS:
48. Prior to final map recordation, the applicant shall provide a
detailed cost analysis and breakdown of all maintenance
required and the amount to be billed to each property annually.
The analysis shall include scheduled maintenance including
slurry seals, overlays, etc. The analysis shall include
administrative fees.
GP, BP CE
49. The applicant shall enter a Subdivision Improvement Agreement
with the City of Atascadero prior to recording the final map.
GP, BP CE
50. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant
shall enter into a Subdivision Improvement Agreement with the
City Council.
GP, BP CE
51. An engineer’s estimate of probable cost shall be submitted for
review and approval by the City Engineer to determine the
amount of the bond.
GP, BP CE
52. The Subdivision Improvement Agreement shall record
concurrently with the Final Map.
GP, BP CE
53. The applicant shall enter into a Plan Check/Inspection
agreement with the City.
GP, BP CE
54. A six (6) foot Public Utility Easement (PUE) shall be provided
contiguous to the West Front Road and Portola Avenue property
frontages.
GP, BP CE
55. The applicant shall acquire title interest in any off -site land that
may be required to allow for the construction of the
improvements. The applicant shall bear all costs associated with
the necessary acquisitions. The applicant shall also gain
concurrence from all adjacent property owners whose ingress
and egress is affected by these improvements.
GP, BP CE
56. Slope easements shall be obtained by the applicant as needed
to accommodate cut or fill slopes.
GP, BP CE
57. Drainage easements shall be obtained by the applicant as
needed to accommodate both public and private drainage
facilities.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
58. A preliminary subdivision guarantee shall be submitted for review
in conjunction with the processing of the parcel map.
GP, BP CE
59. The final map shall be signed by the City Engineer prior to the
map being placed on the agenda for City Council acceptance.
GP, BP CE
60. Prior to recording the parcel map, the applicant shall pay all
outstanding plan check/inspection fees.
GP, BP CE
61. Prior to recording the map, the applicant shall complete all
improvements required by these conditions of approval.
GP, BP CE
62. Prior to recording the parcel map, the applicant shall set
monuments at all new property corners. A registered civil
engineer or licensed land surveyor shall indicate by certificate on
the parcel map, that corners have been set or shall be set by a
date specific and that they will be sufficient to enable the survey
to be retraced.
GP, BP CE
63. Prior to recording the parcel map, the applicant shall submit a
map drawn in substantial conformance with the approved
tentative map and in compliance with all conditions set forth
herein. The map shall be submitted for review and approval by
the City in accordance with the Subdivision Map Act and the
City's Subdivision Ordinance.
GP, BP CE
64. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the final/parcel map. If there are
building or other restrictions related to the easements, they shall
be noted on the final/parcel map. The applicant shall show all
access restrictions on the final/parcel map.
GP, BP CE
65. Prior to recording the parcel map, the applicant shall have the
map reviewed by all applicable public and private utility
companies (cable, telephone, gas, electric, Atascadero Mutual
Water Company). The applicant shall obtain a letter from each
utility company indicating their review of the map. The letter
shall identify any new easements that may be required by the
utility company. A copy of the letter shall be submitted to the
City. New easements shall be shown on the parcel map.
GP, BP CE
66. Prior to the issuance of building permits the applicant shall
submit plans and supporting calculations/reports including street
improvements, underground utilities, composite utilities, and
grading/drainage plans prepared by a registered civil engineer
for review and approval by the City Engineer.
GP, BP CE
Atascadero Mutual Water Company
67. Before the issuance of building permits, the applicant shall
submit plans to AMWC for the water distribution facilities needed
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
to serve the project. AMWC shall review and approve the plans
before construction begins on the water system improvements.
All water distribution facilities shall be constructed in
conformance with AMWC Standards and Details and the
California Waterworks Standards (Code of Regulations Title 22,
Division 4, Chapter 16).
68. Before the start of construction on the water system
improvements, the applicant shall pay all installation and
connection fees required by AMWC. Subject to the approval of
AMWC, the applicant may enter in to a “deferred connection”
agreement.
GP, BP CE
69. Before issuance of building permits, the applicant shall obtain a
“Will Serve” letter from AMWC for the newly created lots within
the subdivision.
GP, BP CE
70. The applicant shall bank the water meters serving Lots 14 -25
keeping them within the Coromar Court right-of-way.
GP, BP CE
71. Water mains and appurtenances not accepted for operation and
maintenance by AMWC shall be isolated from the AMWC system
with detector-type cross-connection control devices. All cross-
connection devices shall conform to AWWA and California
Department of Health Services standards.
GP, BP CE
72. The applicant shall provide AMWC with easements for those
water mains and appurtenances proposed for operation and
maintenance by AMWC that are constructed outside of publicly
maintained right-of-ways. The minimum width of these
easements shall be 20-feet or as directed by AMWC. AMWC
shall review and approve the form and content of these
easements before recordation. Water mains constructed within
these easements shall not pass beneath, and shall maintain a
minimum of five feet of clearance from, any structure, retaining
wall, footing, or foundation.
GP, BP CE
73. The applicant shall relocate the existing 6-inch water line that
crosses Lots 1-3 into the Portola Road and West Front Road
rights-of-way.
GP, BP CE
74. The applicant shall submit a hydraulic analysis with the first plan
check submittal of the water system improvements for the
project. The analysis should take into account the fire flows
required by the Uniform Fire Code and requirements of the
California Waterworks Standards. The applicant is responsible
for designing and constructing water system improvements that
will provide water at pressures and flows adequate for the
domestic and fire protection needs of the project.
GP, BP CE
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
75. The applicant shall obtain a separate landscape-irrigation
meter(s) from AMWC for the common areas within the project.
GP, BP CE
76. Before construction of the water system improvements, AMWC
shall review and approve the irrigation plans for the common
areas within the project. The irrigation plan submittal shall
include the following:
Landscape irrigation meter location and size.
Backflow prevention device type, location, and
manufacturer
Flow and precipitation rate for each circuit
Irrigation schedules including schedules for
establishment period and post establishment period
Total anticipated water application per circuit per month
for both schedules
Total landscape water application.
Use drip irrigation where ever possible
A check valve shall be installed on the lowest head in
each sprinkler circuit
GP, BP CE
PLANNING COMMISSION CONDITIONS
77. Provide Portola Road Traffic Control evaluation.
This condition left blank intentionally
78. Provide deeper earth tone colors on business park buildings.
79. Stripe center line of Coromar Avenue and add stop sign at Via
Tortuga
80. The sign locations and maximum height are approved as
proposed. As part of the construction permit process, applicant
shall provide an analysis of the brightness and glare of the pylon
signs. The final design and analysis shall be brought back to
public hearing for review and approval.
Mitigation Measure AES-1: The following landscape mitigations shall apply:
a) Landscaping of Caltrans ROW required;
b) Development shall be buffered with an informal landscape theme,
meandering pathway, and compatible project fencing;
c) The project shall include landscaping of all common areas, including
slopes, streetscapes, residential front yards, and street trees; and,
d) All on-site retention basins shall be designed, constructed, and
maintained as jurisdictional wetlands while allowing the basins to
function as engineered for storm water management.
BP PS, BS, CE AES-1
Mitigation Measure AES-2: The proposed homes shall include the use of earth-tone
paint and roof colors designed to blend with the surrounding semi -rural environment
BP PS, BS, CE AES-2
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
and reduce the potential for reflected light and glare.
Mitigation Measure AES-3: Only pedestrian pathway (bollard style) lighting is
proposed. However, if exterior street lighting is proposed, it shall be limited to
intersections only and 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 20-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 private street. Fixtures shall be shield cut-off type and
compatible with neighborhood setting, subject to staff approval.
In addition, individual exterior home-owner lighting shall be restricted through CC&R’s
and individual lot deed-restriction to prohibit high-intensity lighting in excess of one-
foot candle, limited in fixture height to not exceed 10 feet, and utilize full cut-off,
“hooded” lighting fixtures to prevent offsite light spillage and glare.
BP PS, BS, CE AES-3
Mitigation Measure AES-4: To prevent impacts to visual resources associated with
the Wilson Property, Mitigation Measure BIO-8 shall be implemented.
BP PS, BS, CE AES-4
Mitigation Measure AES-5: Two pylon and monument signs shall be constructed
according to the City of Atascadero’s Sign Ordinance. Where principles uses are
shopping, offices or industrial complexes, freeway oriented signs are allowed a
maximum of one (1) square foot of sign per lineal foot of building frontage, not to
exceed sixty (60) feet, whichever is less (section 9-15.005ii). For gas station canopies,
a maximum of twenty (20) square-foot signs with logos and color banding on no more
than two (2) sides are allowed (Section 9-15.005iii).
As per Section 9-15.005a(2), one (1) monument sign is allowed per 200 lineal feet of
street frontage, not including street frontage adjacent to residential zones, up to sixty
(60) square feet in size and up to ten (10) feet from the natural grade. Monument
signs must be landscaped in a manner that incorporates the sign into the
surroundings (section 9-15.004h).
BP, GP PS, BS, CE AES-5
Mitigation Measure AQ-1: During construction, the applicant shall implement the
following standard construction equipment mitigation measures for reducing nitrogen
oxide (NOx) and combustion emissions (diesel particulate matter) shall (see section
6.3.1 of the Air Quality Handbook):
a) Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
b) Fuel all off-road and portable diesel powered equipment with ARB
certified motor vehicle diesel fuel (non-taxed version suitable for
use off-road); and,
c) Maximize, to the extent feasible, the use of diesel construction
equipment meeting ARB's 1996 and newer certification standard
for off-road heavy-duty diesel engines.
BP, GP PS, BS, CE AQ-1
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure AQ-2: This measure focuses on reducing ozone formation from
project-related ozone precursors, NOx and ROC. The primary source of these
emissions would be ROC released during application of paint to the proposed
residential and commercial structures. The rate of ozone formation is greatest during
periods of clear weather, low winds and high temperatures. Based on air quality
monitoring at the Atascadero station, peak hourly ozone levels occur from May
through September. One of the following measures shall be implemented to prevent
exceedances of the State 1-hour ozone standard:
a) Paint shall not be applied from May through September; OR
b) Paint emissions shall not exceed the 185 pound per day
significance threshold (88 gallons per day based on 2.08 pounds
VOC per gallon); AND
c) Paint emissions shall not exceed the 2.5 ton per quarter
significance threshold (2,403 gallons per quarter based on 2.08
pounds VOC per gallon).
d) The use of pre-coated materials, or naturally colored materials
and high transfer efficiency painting methods (e.g., HVLP,
brush/roller, etc.) to the maximum extent feasible would reduce
the amount of paint used and facilitate compliance with the
thresholds.
BP PS, BS, CE AQ-2
Mitigation Measure AQ-3: Prior to the City issuing a Building Permit for the project, the
applicant shall provide to the City project grading and buildings plans that contain the
following required PM10 mitigation measures. In addition, the applicant shall
designate a person or persons to monitor, during construction, the dust control
program and to order increased watering, as necessary, 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 prior to land use clearance for map recordation and finished grading of
the area.
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 (nonpotable) water should be used whenever
possible;
c) All dirt stock pile areas should be sprayed daily as needed;
d) Permanent dust control measures identified in the approved
project revegetation and landscape plans should be implemented
as soon as possible following completion of any soil disturbing
activities;
e) Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with a
fast germinating native grass seed and watered until vegetation is
established;
BP, GP PS, BS, CE AQ-3
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
f) All disturbed soil areas not subject to revegetation should be
stabilized using approved chemical soil binders, jute netting, or
other methods approved in advance by the APCD;
g) All roadways, driveways, sidewalks, etc. to be paved should be
completed 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; and,
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.
Mitigation Measure AQ-4: Prior to any grading activities at the site, the applicant shall
ensure that a geologic evaluation is conducted to determine if naturally occurring
asbestos (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 Air
Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface
Mining Operations. This may include development of an Asbestos Dust Mitigation
Plan and an Asbestos Health and Safety Program for approval by the APCD.
GP PS, BS, CE AQ-4
Mitigation Measure AQ-5: The applicant shall only install APCD approved wood
burning devices in the new dwelling units consistent with APCD Rule 504. These
devices include:
a) All EPA-Certified Phase II wood burning devices;
b) 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;
c) 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;
d) Pellet-fueled woodheaters; and,
e) Dedicated gas-fired fireplaces.
BP PS, BS, CE,
FD
AQ-5
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure AQ-6: The applicant shall comply with AB 3205 Requirements for
Gasoline Dispensing Facilities. Prior to construction, the applicant shall provide
information to the APCD indicating whether hazardous materials or certain equipment
or processes will be used in or at the facility. Such uses may require a permit from
the APCD and/or a Hazardous Materials Business Plan. The City of Atascadero will
not issue a final certificate of occupancy until the applicant or future building occupant
has complied with the provisions of the law. The law may also impose certain public
noticing requirements for a facility that handles hazardous materials and is located
within 1,000 feet of the outer boundary of a school (kindergarten through 12th grade).
BP PS, BS, CE AQ-6
Mitigation Measure AQ-7: Prior to construction, the applicant shall obtain a Combined
Authority to Construct/Operate, issued by the APCD and the San Luis Obispo County
Environmental Health Service (EHS). As part of this, the District will run a health-
based screening level risk assessment for the facility, following the California Air
Pollution Control Officer's Association (CAPCOA) guidelines. Depending on the
District's screening risk determination, the applicant may be subject to throughput
limitations or may be required to submit a more refined Health Risk Assessment.
BP, GP PS, BS, CE AQ-7
Mitigation Measure AQ-8: Prior to the City issuing a Building Permit, the applicant
shall incorporate the following into the project design:
a) Traffic calming modifications to project roads, such as narrower
streets, speed platforms, bulb-outs and intersection modifications
designed to reduce vehicle speeds, thus encouraging pedestrian
and bicycle travel;
b) Easements or land dedications for bikeways and pedestrian
walkways;
c) Continuous sidewalks separated from the roadway by
landscaping and on-street parking. Adequate lighting for
sidewalks must be provided, along with crosswalks at
intersections;
d) If the project is located on an established transit route, improve
public transit accessibility by providing transit turnouts with direct
pedestrian access to the project;
e) Street shade tree planting;
f) Outdoor electrical outlets to encourage the use of electric
appliances and tools;
g) On-site bicycle parking for multi-family residential developments;
h) Cable to allow telecommuting, teleconferencing and telelearning
to occur simultaneously in at least three locations throughout the
home;
i) Shade tree planting along southern exposures of buildings to
GP, BP PS, BS, CE AQ-8
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
reduce summer cooling needs;
j) Roof material with a solar reflectance value meeting the
EPA/DOE Energy Star® rating to reduce summer cooling needs;
k) Building energy efficiency rating by 10% above what is required
by Title 24 requirements. This can be accomplished in a number
of ways (increasing attic, wall, or floor insulation, installing double
pane windows, using high efficiency home heating, cooling, water
heaters, and appliances, using efficient interior lighting etc.);
l) Outdoor electrical outlets to encourage the use of electric
appliances and tools;
m) Walls and attic insulation beyond Title 24 requirements;
n) High efficiency gas or solar water heaters;
o) Built-in energy efficient appliances;
p) Double-paned windows;
q) Low energy street lights (i.e. sodium);
r) Energy efficient interior lighting;
s) Low energy traffic signals (i.e. light emitting diode);
t) Door sweeps and weather stripping if more efficient doors and
windows are not available; and,
u) High efficiency or gas space heating.
Mitigation Measure BIO-1: Initial rough grading operations and vegetation removal
shall be conducted prior to, or after, the typical migratory bird nesting season (March 1
– August 1) to avoid any potential impact to migratory bird nesting activity. Therefore,
initial grading should be conducted between the months of August and February.
BP PS, BS, CE BIO-1
Mitigation Measure BIO-2: If Measure BIO-1 is infeasible, pre-construction surveys
shall be conducted prior to any initial grading activity and vegetation removal to
identify any potential bird nesting activity, and:
a) If any nest sites of bird species protected under the Migratory Bird
Treaty Act are observed within the vicinity of the project site, then the
project shall be modified and/or delayed as necessary to avoid direct
take of the identified nests, eggs, and/or young; and,
b) If active nest sites of raptors and/or birds species of special concern
are observed within the vicinity of the project site, then CDFG shall be
contacted to establish the appropriate buffer around the nest site.
Construction activities in the buffer zone shall be prohibited until the
young have fledged the nest and achieved independence.
BP PS, BS, CE BIO-2
Mitigation Measure BIO-3: Prior to any earth disturbance, exclusionary fencing shall
be erected at the boundaries of all construction areas to avoid equipment and human
BP PS, BS, CE BIO-3
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
intrusion into adjacent habitats. The fencing shall remain in place and be maintained
throughout construction.
Mitigation Measure BIO-4: Several measures are included within the Arborist Report
prepared by A&T which outline methods of minimizing potential impacts to existing
oak trees which would remain within the property at completion of t he proposed
project. These measures include following, as stated within the Arborist Report:
a) The proposed fencing shall be shown 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 fencing shall be placed
at the edge of the drip-line or further as measured from the actual
trees. 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 along with tie wire or other suitable material intertwined
through the top.
b) Soils within the drip-line that have been compacted by heavy
equipment and/or construction activities must be returned to their
original state before all work is completed. Methods include
water jetting, adding organic matter, and boring small holes with
an auger (18” deep, 2-3’ apart with a 2-4” auger) and the
application of moderate amounts of nitrogen fertilizer. The
arborist(s) shall advise.
c) All areas within the dripline 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.
d) All trenching within the drip-line of native trees shall be hand dug,
augured or bored. Prior to any trenching, all utility paths under
the drip lines shall be marked by the owner and subsequently air
spade to expose all roots without damaging them. Conduit/piping
shall then be placed over/under all roots greater than one inch in
diameter. The trench can then be re-buried without the need to
cut any large roots.
e) Grading should not encroach within the drip-line unless
authorized. If grading is necessary, construction of retaining
walls or tree wells or other protection measures may be
necessary to insure the survivability of the trees. Chip mulch 4-6”
in depth may also be required in these areas. 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.
f) 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-
BP PS, BS, CE BIO-4
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
buried.
g) Pervious surfacing is preferred within the drip-line of any oak tree.
Permeable pavers shall be used for the sidewalk under the drip-
line. Arborist(s) will advise.
h) 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.
i) The existing ground surface within the drip-line of all oak trees
shall not be cut, filled, compacted or paved, unless shown on the
grading plans and approved by the arborist.
j) No liquid or solid construction waste shall be dumped on the
ground within the drip-line of any oak tree.
k) An arborist shall be present for selected activities and pre-
construction fence placement inspection. The monitoring does
not necessarily have to be continuous, but observational at time
during the above activities. It is the responsibility of the owner(s)
or their designee to inform us prior to these events so A&T can
make arrangements to be present. The following activities shall
be monitored: 1) trenching within the drip-line; 2) curb footing
excavation; and, 3) sidewalk grading.
l) An on-site preconstruction meeting with the Arborist(s), Owner(s),
Planning Staff, and the earth-moving team shall be required for
this project. Prior to final occupancy, a letter from the arborist(s)
shall be required verifying the health/condition of all impacted
trees 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 trees, and that all work done in
these areas was completed to the standards set forth above.
m) Class 4 pruning includes – Crown reduction pruning shall consist
of reduction of tops, sides, or individual limbs. A trained arborist
shall perform all pruning.
n) All landscape under the drip-line shall be drought tolerant or
native varieties. Lawns shall be avoided. All irrigation trenching
shall be routed around critical root zones, otherwise above
ground drip-irrigation shall be used.
o) All utilities shall be placed down the roads and driveways and
when possible outside of the drip-line. The arborist shall
supervise trenching within the drip-line. All trenching in these
areas shall be hand dug. As stated above in the trenching
mitigation, all paths shall be marked by the owner and air spade
prior to any digging.
Mitigation Measure BIO-5: The applicant shall develop and submit an oak tree
replacement plan to the City of Atascadero to ensure that the project is in compliance
BP PS, BS, CE BIO-5
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
with the City of Atascadero Native Tree Ordinance. As such, native trees removed
during project implementation shall be replaced. For every 6” diameter at breast
height (dbh) or greater of deciduous oak tree removed, two 5-gallon, locally grown
native oaks of the same species shall be planted. For every 6” dbh of other native
tree (as listed in City Ordinance Number 350) that is removed, one 5-gallon, locally
grown tree of the same species shall be planted (Atascadero Native Tree Guidelines).
Mitigation Measure BIO-6: Upon project completion a final status report shall be
prepared by the project arborist, and submitted to the City of Atascadero, certifying
the project was in compliance with the mitigation measures included in the A&M
arborist report and those measures which will be included within the proposed Oak
Tree Replacement Plan, as described above.
BP PS, BS, CE BIO-6
Mitigation Measure BIO-7: All existing native trees on the Wilson Property shall not
be removed or significantly impacted as a result of project implementation.
GP PS, BS, CE BIO-7
Mitigation Measure BIO-8: The applicant shall ensure that the three wetland areas
are designed, constructed and maintained in accordance with the requirements of the
404 Permit issued by the U.S. Army Corps of Engineers for the project.
BP,GP PS, BS, CE BIO-8
Mitigation Measures CUL-1. Because the Colony house is largely intact with few
modern alterations and the cluster of structure and trees retains a setting of the
organization, vies, and tranquility of the Frandsen and Wilson households and is
regarded as an important part of the early history of Atascadero, an Historic Overlay
Zone shall be required on the Wilson Property to protect it from any adverse impacts
from the current and future projects. Any construction and/or subdivision on the site
shall be consistent with the Secretary of Interior standards for rehabilitation of historic
structures.
BP,GP PS, BS, CE CUL-1
Mitigation Measure CUL-2: Should any cultural resources be unearthed during site
development work, the provisions of CEQA -Section 15064.5, will be followed to
reduce impacts to a non-significant level.
BP,GP PS, BS, CE CUL-2
Mitigation Measure CUL-3: Any additional mitigation measures recommended by the
project cultural resource consultant, resulting from completion of Phase II testing or
from on-site monitoring of earth disturbance activities shall be forwarded to the City in
the form of a mitigation monitoring program for site development, and shall be
incorporated into the proposed project prior to project approval.
BP,GP PS, BS, CE CUL-3
Mitigation Measure GEO-1: The applicant will implement Mitigation Measure HWQ-1.
BP PS, BS, CE GEO-1
Mitigation Measure GEO-2: A soils report and geotechnical investigation shall be
submitted as part of the building permit process. Any measures identified in this
report shall be incorporated into the conditions of approval.
BP PS, BS, CE GEO-2
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure HAZ-1: Prior to grading activities at the 1-acre parcel of the
former gasoline station, the applicant shall prepare a Contaminated Materials
Management Plan (CMMP) to be implemented during excavation or grading activities.
The CMMP shall include procedures for the proper and safe handling and disposal of
petroleum hydrocarbon contaminated soils. Petroleum hydrocarbon-containing soil
with Total Petroleum Hydrocarbon (TPH) concentrations in excess of 100 milligrams
per kilogram shall not be used for backfill material on-site and shall be transported to
a properly licensed landfill or recycling facility. The CMMP shall be submitted to the
City and the County of San Luis Obispo Division of Environmental Health for review
and approval prior to initiation of grading activities.
BP, GP PS, BS, CE HAZ-1
Mitigation Measure HAZ-2: Mitigation Measure HAZ-2: No water wells will be
constructed at the project site without the express written approval of the Regional
Water Quality Control Board.
BP, GP PS, BS, CE HAZ-2
Mitigation Measure HAZ-3: The gas station shall be constructed and operated in
accordance with current state UST specifications including double-walled tanks,
piping and dispenser catch pans. The applicant shall obtain appropriate UST permits
from the County Environmental Health Division, the local Certified Unified Program
Agency (CUPA) for the proposed UST installations.
BP, GP PS, BS, CE HAZ-3
Mitigation Measure HWQ-1: The applicant will prepare and implement a Sediment
and Erosion Control Plan (SECP) for the proposed project. The SECP will include:
a) Slope surface stabilization measures, such as temporary mulching,
seeding, and other suitable stabilization measures to protect exposed
erodible areas during construction, and installation of earthen or paved
interceptors and diversion at the top of cut of fill slopes where there is
a potential for erosive surface runoff;
b) Erosion and sedimentation control devices, such as energy absorbing
structures or devices, will be used, as necessary, to reduce the
velocity of runoff water to prevent polluting sedimentation discharges;
c) Installation of mechanical and/or vegetative final erosion control
measures within 30 days after completion of grading;
d) Confining land clearing and grading operations to the period between
April 15 and October 15 to avoid the rainy season; and,
e) Minimizing the land area disturbed and the period of exposure to the
shortest feasible time.
Prior to construction, the applicant will develop a Storm Water Pollution Prevention
Plan (SWPPP) and submit a Notice of Intent to comply with the NPDES “General
Permit for Storm Water Discharge Associated with Construction Activity (99-08-DWQ).
The SWPPP will include provisions for the installation and maintenance of Best
Management Practices to reduce the potential for erosion of disturbed soils at the
Project site.
BP, GP PS, BS, CE HWQ-1
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure HWQ-2: The developer is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Failure to comply with the approved construction Best Management
Practices will result in the issuance of correction notices, citations, or stop orders.
BP, GP PS, BS, CE HWQ-2
Mitigation Measure NOI-1: The applicant will construct acoustic sound walls to
mitigate elevated noise levels to the residences. The noise barrier will extend in
height (minimum of 6 feet) so that it breaks the line of sight between the noise sources
and the receivers. The sound wall shall have a continuous structure and extend in a
linear fashion parallel to the property line interface with the service station/retail facility
and hotel and the residences (townhomes and single family residences) along this
boundary. The location of the sound wall is shown in Figure 2-2. Aesthetics
treatment, including landscaping of various shrubs, will be applied to the sound wall to
mitigate visual concerns.
BP, GP PS, BS, CE NOI-1
Mitigation Measure NOI-2: All construction activities shall comply with the City of
Atascadero Noise Ordinance for hours of operation, and as follows:
Construction activities shall be limited to the following hours of operation:
7 a.m. to 7 p.m. Monday through Friday
9 a.m. to 6 p.m. Saturday
No construction on Sunday
Furthermore, particularly loud noises shall not occur before 8 a.m. on weekdays and
not at all on weekends.
The hours of construction may be modified by the Community Development Director
upon a determination that unusually loud construction activities are having a
significant impact on the neighbors.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions, subject to the review
and approval of the Community Development Director.
A sign shall be posted on-site with the hours of operation and a telephone number of
the person to be contacted in the event of any violations. The details of such a sign
shall be approved by staff during the Grading Plan/Building Permit review process.
BP, GP PS, BS, CE NOI-2
Mitigation Measure PUB-1: Applicant will pay all Development Impact Fees per City
requirements. The emergency services and facility maintenance costs listed below
shall be 100% funded by the project in perpetuity. The service and maintenance cost
shall be funded through a community facilities district established by the developer
subject to City approval. The funding mechanism must be in place prior to or
concurrently with acceptance of any final maps. The funding mechanism shall be
approved by the City Attorney, City Engineer and Administrative Services Director
prior to acceptance of any final map. The administration of the above mentioned
funds shall be by the City.
a) All Atascadero Police Department service costs to the project;
BP, GP PS, BS, CE PUB-1
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
b) All Atascadero Fire Department service costs to the project; and,
c) Off-site common City of Atascadero park facilities maintenance service
costs related to the project.
Mitigation Measures TRA-1: The following mitigation measures have been identified
and/or the equitable share has been calculated:
A. Santa Rosa Road/US 101 interchange: Install traffic signals and
consider coordination with nearby and future traffic signals. As a result
of cumulative traffic growth within the vicinity of this interchange and
the existing substandard design of this tight diamond interchange, the
existing all-way stop controlled intersections are forecasted to degrade
to unacceptable LOS “F” conditions during the PM peak In addition,
the projected traffic volumes during the PM peak hour period meet
Caltrans’ Peak Hour Warrant 11 (Urban Areas) for both intersections.
A queuing analysis was performed along Santa Rosa Road between
the two future signalized ramp heads. It was determined that there is
not adequate space between the two ramp intersections to
accommodate traffic signals at this location. However, if these traffic
signals were coordinated, traffic flow would be improved. A detailed
analysis would be required. Ultimately, this substandard interchange
needs to be improved to Caltrans’ current standards. Therefore, it is
recommended that the City and/or Caltrans conduct a Project Study
Report (PSR) for this interchange to determine future improvements.
These future improvements may include consideration of roundabouts
and/or re-aligning surface streets in addition to the recommendations
made by OMNI-MEANS.
Based upon Caltrans’ Guide for Preparation of Traffic Impact Studies
(June 2001), the equitable share responsibility was calculated during
the PM peak hour period. Based upon the project’s contribution to the
PM peak hour traffic growth at this intersection, the project’s “fair-
share” of improvements at the intersection of Santa Rosa Road/West
Front Road/US 101 SB On Ramp is projected to be 43.5%
[259/(1,652-1,056)]. At the intersection of Santa Rosa Road/East Front
Road/US 101 NB Ramps, the project’s “fair-share” of improvements is
projected to be 31.4% [176/(2,011-1,451)]. With recommended
improvements at these intersections, the AM and PM peak hour LOS
are projected to operate acceptably.
B. Project Driveways: It is recommended, and was assumed during this
analysis, that the Portola Avenue/Driveway #1 operate as “right-turn-
only” intersections. This is a result of the close proximity to the Portola
Avenue/West Front Road intersection. It is further recommended that
acceleration and deceleration lanes be installed that comply with the
City’s development standards. Based upon the forecasted traffic
volumes at these locations, the acceleration and deceleration lanes
should be a minimum of 50 feet for the eastbound right turn lane. For
the West Front Road Driveway #2 and West Front Road/Driveway #3,
the acceleration and deceleration lanes should also be a minimum of
50 feet.
C. Santa Rosa Road/El Camino Real Intersection: Provide for dual
BP, GP PS, BS, CE TRA-1
Conditions of Approval /
Mitigation Monitoring Program
West Front Village
PD-23 Master Plan of Development Amendment
PLN 2099-0997 (CUP 2003-0108 Amendment)
Timing
BL: Business
License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final
Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
northbound left turning movements on El Camino Real to
accommodate the forecasted increase in traffic volume at this
intersection. Implementation of the proposed mitigation measure is
forecasted to result in acceptable OS through Year 2025. Under Year
2025 Base plus Project Conditions, the project’s “fair share” of
improvements at the intersection is projected to be 8.9% [93/2,947-
2,235)].
EXHIBIT B: Amended Master Plan of Development / Site Plan
See B-3 For Amended
Site Plan
EXHIBIT B-2: Alternate Site Plan
EXHIBIT B-3: 2013 Amended Portion of Site Plan Tract 2970
EXHIBIT C: Arborist Report
EXHIBIT C: Arborist Report
EXHIBIT C: Arborist Report
EXHIBIT C: Arborist Report
EXHIBIT C: Arborist Report
EXHIBIT D: Tree Protection Plan (not a current site plan)
EXHIBIT E: Amended Grading and Drainage Plan: Residential lots 1-18
EXHIBIT F: Preliminary Grading and Drainage Plan from original project approval
(portions superseded by Amended grading and drainage plan for residential lots 1-18)
EXHIBIT G: Preliminary Landscape Plan from original Project approval; portions superseded by
Amendment on residential lots 1-18, Commercial lot 2, and West Front/Caltrans frontage landscaping
EXHIBIT H: Amended Freeway Frontage Landscaping Plan
EXHIBIT I: Amended Commercial Lot 2 Landscaping
EXHIBIT J: Amended Residential Landscape Plan Lots 1-18 (LI)
(See project plans for detailed vignettes of residential lots)
EXHIBIT K: Lot 2 Commercial retail amended floor plan and elevations
EXHIBIT L: Business Park Elevations
EXHIBIT M: Retail Elevations
EXHIBIT N: Hotel Elevations
EXHIBIT O: Courtyard Homes Site Plans (includes 14 courtyard homes from original Master Plan of
Development. Duplex units have been superseded with following Exhibit.)
EXHIBIT P: Amended Elevations (Front Elevations Plans A, B, C, D, E, F, G)
See 2013 Amended
Elevations for
Color Board on
Plan D, E, G
EXHIBIT P: 2013 Amendment Front Elevations (All sides: Plans D, E, F, G)
EXHIBIT P: Amended Elevations (All sides: Plans A, B, C)
EXHIBIT P: Amended Elevations (All sides: Plans D, E, F, G)
EXHIBIT P: 2013 Amendment Elevations (All sides: Plans D, E, G)
EXHIBIT P: 2013 Amendment Elevations (All sides: Plans D, E, G)
EXHIBIT Q: Amended Residential Floor Plans (Plans A, B, C, D, E, F, G)
EXHIBIT Q: 2013 Amended Residential Floor Plans (Plans D, E, G)
Plan D – Gable Plan
Plan D – Hip Plan
EXHIBIT Q: 2013 Amended Residential Floor Plans (Plans D, E, G)
EXHIBIT Q: 2013 Amended Residential Floor Plans (Plans D, E, G)
EXHIBIT R: color board 1: Amended residential development colors
See 2013 Amended
Elevations for
Color Board on
Plan D, E, G
EXHIBIT S: Color Boards 2: lot 3 Commercial (retail building and business park (Commercial lots 1 & 2 /
retail & gas station building superseded by 2008 and 2009 amendments)
EXHIBIT T: Color Boards 3: Hotel