HomeMy WebLinkAboutPC_2010-11-16_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, November 16, 2010 - 7:00 P.M.
City Hall
Council Chambers
6907 El Camino Real
Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Moreno
Vice Chairperson Bentz
Commissioner Colamarino
Commissioner Schmidt
Commissioner Sturtevant
Commissioner Ward
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 and address 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.)
City of Atascadero Planning Commission Agenda
Regular Meeting, November 16, 2010
Page 2of5
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON OCTOBER 19, 2010.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2010-1386, TREE REMOVAL PERMIT FOR 8455 SANTA ROSA ROAD,
ATASCADERO CHRISTIAN HOME
Property Owner /
Atascadero Christian Home, 8455 Santa Rosa Road, Atascadero, CA 93422
Applicant:
Certified Arborist:
Henry Curtis, 11755 Cenegal, Atascadero, CA 93422
Project Title:
PLN 2010-1386 / Tree Removal Permit 2010-0145
Project
8455 Santa Rosa Road, Atascadero, CA 93422
Location:
APN 056-301-039 (San Luis Obispo County)
Project
The applicant has requested removal of one (1) 50 -inch DBH Valley Oak tree located
Description
approximately 15 feet from residence #N in the Atascadero Christian Home complex. The
tree has been evaluated by an arborist and it has been determined that the tree has
significant decay in the majority of the scaffolding branches and large cavities in the main
branches. Due to the location of the tree in close proximity to a residence, the potential
failure of limbs creates a hazardous situation. The tree is proposed for removal with
mitigation for replanting of eight (8) 5 gallon native trees on site.
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 and address 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).)
City of Atascadero Planning Commission Agenda Regular Meeting, November 16, 2010
Page 3of5
3. PLN 2010-1378, MINOR CONDITIONAL USE PERMIT FOR 5000 SAN PALO
ROAD
Property Owner:
Kiker and Pilch, c/o Pilch Family Trust, 1001 Foothill Blvd., San Luis Obispo, CA 93405
Applicant:
Ellen Goodwin, SDG Architects, Inc., 762 Higuera St., Ste. 212, San Luis Obispo, CA
Project Title:
93401
Project Title:
PLN 2010-1378 / Minor Conditional Use Permit 2010-0253
Project
5000 San Palo Road, Atascadero, CA 93422
Location:
APN 049-225-008 (San Luis Obispo County)
Project
Minor Conditional Use Permit to convert a non -operational automobile dealership to medical offices.
Description:
General Plan: General Commercial (GC)
Zoning: Commercial Tourist (CT)
Class 1 of the California Environmental Quality Act (CEQA) (Section 15301, Existing
Proposed
Facilities) exempts minor alteration of existing public or private structures, facilities,
Environmental
mechanical equipment, or topographical features involving negligible or no expansion of
Determination:
an existing use. Negligible expansion includes additions to existing structures provided
that the addition will not result in an increase of more than 50% of the floor area of the
structures before the addition, or 2,500 square feet, whichever is less.
4. PLN 2099-0931, AMENDMENT TO CUP 2002-0074, 9500 LAS LOMAS / CASA
BELLA COURT
Property
TAG Investors, LLC, 2055 Corte Del Nogal, Carlsbad, CA 92011
Owner/Applicant:
Project Title:
PLN 2099-0931, Amendment to CUP 2002-0074 (Villas of Montecito) Casa Bella Court
Project
Lots 1-4 and Lots 18-29 Casa Bella Court (Previously 9500 Las Lomas) Atascadero, CA 93422
Location:
APN 030-481-009 through 012, and 030-481-026 through 037 (San Luis Obispo County)
Project
An Amendment is proposed to the Master Plan of Development for the Villas of Montecito.
Description:
Revisions to Lots 1 and 2 are proposed to move the units closer to Casa Bella (the private
internal street) in order to pull units off the slope. Revisions are proposed to the floor plans
and elevations of Lots 1-4. Lots 18-29 are proposed to be built as detached single-family
homes, rather than the attached duplex units which were originally approved. Elevation and
floor plan changes are proposed for Lots 18-29 to coincide with the proposed detached
units. There are no changes proposed to the lot line locations or number of bedrooms in the
units.
General Plan: High Density Residential (HDR)
Zoning: Residential Multi -Family -16 with Planned Development 18 overlay (RMF -1 6/PD1 8)
The Amendment is consistent with Mitigated Negative Declaration 2002-0038 which was
Proposed
prepared for the original project and certified by the Atascadero City Council on March 25,
Environmental
2003.
Determination:
City of Atascadero Planning Commission Agenda
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
Regular Meeting, November 16, 2010
Page 4of5
The next regular meeting of the Planning Commission is scheduled for December 7, 2010, at
City Hall, Council Chambers, 6907 El Camino Real, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, November 16, 2010
Page 5of5
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6907 EI Camino Real, Atascadero. Matters are considered by the Commission in the order
of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6907 EI Camino Real, Atascadero, and on our website,
www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro
Road. All documents submitted by the public during Commission meetings that are either read into the record or
referred to in their statement will be noted in the minutes and available for review in the Community Development
Department. Commission meetings are video-taped and 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.
ITEM NUMBER: 1
DATE: 11-16-10
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting — Tuesday, October 19, 2010 — 7:00 P.M.
City Hall Council Chambers
6907 EI Camino Real, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Chairperson Moreno called the meeting to order at 7:00 p.m. and Commissioner Ward
led the Pledge of Allegiance.
ROLL CALL
Present: Chairperson Moreno, Vice Chairperson Bentz, Commissioners
Colamarino, Jack, Schmidt, Sturtevant, and Ward
Absent: None
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director Warren Frace and Assistant
Planner Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Jack and seconded by Vice
Chairperson Bentz to approve the agenda.
Motion passed 7.0 by a roll -call vote.
PUBLIC COMMENT
None
PC Draft Action Minutes of 10/19/10
Page 1 of 4
PLANNING COMMISSION BUSINESS
None
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE PLANNING COMMISSION
MEETING ON OCTOBER 5, 2010.
MOTION: By Vice Chairperson Bentz and seconded by Commissioner
Jack to approve the Consent Calendar.
Motion passed 7.0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2010-1384, TREE REMOVAL PERMIT FOR 5448 ATALAYA STREET
Property Owner:
Thomas P. Jeremiassen, Chapter 11 Trustee for Estate Financial Inc., c/o ECR
24, LLC, 2049 Century Park East, Ste. 2300, Los Angeles, CA 90067
Applicant:
Michael Fredericks Paving Co., PO Box 573, Atascadero, CA 93423
Certified Arborist:
A & T Arborists, 1565 EI Camino Real, Atascadero, CA 93422
Project Title:
PLN 2010-1384 / TRP 2010-0144
Project
5448 Atalaya Street, Atascadero, CA 93422
Location:
APN 049-047-022 (San Luis Obispo County)
Project
The applicant has requested the removal of one 42 inch DBH Coast Live Oak
Description:
(Quercus agrifolia) located in the center planter of Atalaya Street, nearest EI
Camino Real. The tree has been evaluated by a Certified Arborist and it has
been determined that the tree is 90% dead due to construction impacts with no
mitigation care. The tree is located in a high traffic area and the current
condition creates a hazardous situation. The tree is proposed for removal with
mitigation for replanting of native trees in the development.
General Plan: SFR -X
Zoning: RSF-X
Assistant Planner Alfredo Castillo gave the staff report and answered questions from
the Commission. Assistant Planner Castillo referred to and distributed an Arborist
Report from A&T Arborists (Exhibit A).
PC Draft Action Minutes of 10/19/10
Page 2of4
DISCLOSURE OF EX PARTE COMMUNICATIONS:
• Commissioner Ward visited the site, but was unclear on where the subject tree
was located.
• Commissioner Jack visited the site and agrees that the tree is dead.
• Commissioner Schmidt received an Arborist Report as did the rest of the
Commissioners, which was not delivered in his packet. (Exhibit A)
• Chairperson Moreno spoke with the Arborist, Steve Alvarez regarding the tree
and its condition.
MOTION: By Commissioner Sturtevant and seconded by Vice
Chairperson Bentz to adopt Resolution PC 2010-0020
approving PLN 2010-1384, Tree Removal Permit 2010-
0144 to allow the removal of one (1) hazardous live oak
totaling 42 -inches dbh located within the Tract 2640
(Oak Grove Phase II) subject to conditions of approval.
Motion passed 7:0 by a roll -call vote.
3. PLN 2006-1133. ANNUAL HOUSING REPORT
Applicant:
City of Atascadero, 6907 EI Camino Real, Atascadero, CA 93422
Project Title:
PLN 2006-1133 Annual Housing Report
Project
Citywide
Location:
Project
This is an annual progress report required by the California Department of
Description:
Housing and Community Development in regards to the City's adopted 2003
Housing Element. This report is to monitor the implementation of the City's
General Plan Housing Element and progress toward meeting the City's 2007-
2014 Regional Housing Needs Allocation (RHNA).
Assistant Planner Alfredo Castillo gave the staff report and explained that there will be
no action required on the item tonight. Community Development Director Frace and
Assistant Planner Castillo answered questions from the Commission. The Housing
Element will be coming back to the Planning Commission in December.
PUBLIC HEARINGS
None
PC Draft Action Minutes of 10/19/10
Page 3of4
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt inquired about signs for the Santa Rosa Rehabilitation project,
tracking of sediment in regards to storm water, and redevelopment agency funds with
respect to the Housing Element. Director Frace addressed Commissioner Schmidt's
questions.
DIRECTOR'S REPORT
• Director Frace announced that the Nov. 2, 2010 meeting will be cancelled. The
next meeting will be on Nov. 16, 2010.
• Director Frace gave an update on the Historic City Hall project.
• Director Frace gave an update on the Eagle Ranch project and said the RFQ for
an EIR Consultant went out last week.
• The Housing Element will be coming back to the Planning Commission in
December.
ADJOURNMENT - 8:04 p.m.
The meeting of November 2, 2010 will be cancelled. The next regular meeting of the
Planning Commission is scheduled for November 16, 2010, at City Hall, Council
Chambers, 6907 EI Camino Real, Atascadero.
MINUTES PREPARD BY:
Annette Manier, Recording Secretary
The following exhibit is available in the Community Development Department:
Exhibit A —A& T Arborists Report
\\cityhall\cdvlpmnt\- pc minutes\pc minutes 10\pc draft actn minutes 10 19 10.doc
PC Draft Action Minutes of 10/19/10
Page 4 of 4
ITEM NUMBER: 2
DATE: 11-16-10
Atascadero Planning Commission
Staff Report — Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acasti/lo@atascadero.org
PLN 2010-1386
Hazardous Tree Removal Permit 2010-0145
8455 Santa Rosa
(Atascadero Christian Home / Silva)
SUBJECT:
The proposed project includes a request to remove one (1) 50 -inch DBH Valley Oak,
located residence #N at the Atascadero Christian Home. The tree is in decline and in
poor condition, creating a potential hazard for the existing residence that is
approximately 15 feet away, as certified by the project arborist.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2010-0023 to allow the removal of one
(1) hazardous Live Oak totaling 50 inches DBH subject to conditions of approval.
Situation and Facts:
1. Property Owner: Atascadero Christian Home, 8455 Santa Rosa Road,
Atascadero, CA 93422
2. Applicant: Paul Silva, 8455 Santa Rosa Road, Atascadero, CA
93422
3. Project Address: 8455 Santa Rosa Road #N, Atascadero, CA 93422
APN 056-301-039
4. Certified Arborist: Henry Curtis, Whit's Turn Tree Care, 11755 Cenegal,
Atascadero, CA 93422
5. General Plan Designation: Single Family Residential (SFR)
6. Zoning District: Residential Single Family (RSF-Y)
ITEM NUMBER: 2
DATE: 11-16-10
7. Site Area: 14.86 acres
8. Existing Use: Residential Care Facility
ANALYSIS:
An application has been submitted by Atascadero Christian Home for the removal of
one (1) 50" Live Oak. The tree is located approximately 15 feet from the front entrance
of residence #N and is planted within a landscape planter adjacent to the driveway.
Atascadero Christian Home retained Henry Curtis of Whit's Turn Tree Care, a certified
arborist, to complete an arborist report on the tree due to safety concerns by the on-site
maintenance staff. The arborist stated that the tree has serious root damage due to
years of construction near the oak. In addition, the tree has been trimmed numerous
times and has not properly healed from these trimming and recommends that the tree
be removed for safety reasons as soon as possible.
The applicant requested an emergency tree removal permit. Staff observed the subject
tree and had questions regarding the tree's health due to the observance of growth and
foliage. Staff requested a second evaluation by the City's arborist to assist in
determining the severity of the proposed tree removal permit.
The City arborist reached similar conclusions with the applicant's arborist. The City
arborist noted that the tree appears to have significant and sever decay in the majority
of the scaffolding
branches and large
cavities in the main"
crotches. This r
condition could
sustainably weaken its
structure and stability
of the tree. With the
proximity of the
existing residence, then
City arborist also ` r
concluded that tree be
removed, however
since there was no
cracking, splitting, or
upheaval imminent
failure was not likely, 50" valley Oak e 1
and recommended proposed for removal
that the applicant
utilize the normal
permitting process.
ITEM NUMBER: 2
DATE: 11-16-10
Tree Mitigation
Tree Removal Permit fees are not required for the removal of hazardous trees. The
regular fee for a Tree Removal Permit which requires Planning Commission hearing is
$755. The fee has been waived for the subject application.
The Atascadero Municipal Code requires mitigation for all trees approved for removal.
AMC Section 9-11.105 identifies specific conditions of approval which are required with
the approval of a tree removal. Planning Commission can approve one or more of the
following conditions as mitigation:
AMC Section 9-11.105: Tree removal permits shall be conditioned by one or more of the
following methods:
(i) Depending on the characteristics of the site the applicant may plant replacement trees on
site. This method shall include payment in advance for three (3) site inspections during a four
(4) year establishment period;
(ii) Payment of fee to the Tree Replacement Fund;
(iii) Establishment of conservation easements, which will restrict removal of any tree within a
designated area of the property. (Ord. 350 § 2 (part), 1998)
In accordance with Section 9-11.105 of the Atascadero Native Tree Ordinance, staff has
included a condition in the attached resolution which requires either replanting or
payment of fees to the tree fund. The applicant shall either replant eight (8), five -gallon
native trees on-site, or make a mitigation payment of $416.67 into the tree fund, or
combination thereof.
Evergreen Native Trees (inches)
Deciduous Native Trees (inches)
Totals
dbh
notes
dbh
notes
1 50 -inches
1
2
2
3
3
15
15
Total 50 -inches
Total 0 -inches
50 -inches
Mitigation Requirement
req'd tree replacements:
8 five gal trees
req'd tree replacements
0 five gal trees
Proposed Replanting
8 five gal trees
Proposed Replanting
0 five gal trees
8 five gal trees
0 fifteen gal trees
0 fifteen gal tree�
Of iftee n gal trees
0 box trees (24")
0 box trees (24i')
0 box trees (24")
Remaining Mitigation
0 five gal trees
Remaining Mitigation
1
0 five gal tre#gs
0 five gal trees
Tree Fund Payment: $
416.67
Tree Fund Payment: $
- �♦
$ 416.67
ITEM NUMBER: 2
DATE: 11-16-10
FINDINGS:
In considering any tree removal request, at least one of the required findings must be
made. Staff has identified the following finding as appropriate for the application
request.
The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an Arborist.
CONCLUSIONS:
A certified arborist has determined that the subject 50 -inch DBH Valley Oak tree is in
decline and creates a potential hazard for the existing residence that is approximately
15 feet away. Based on the arborist's evaluation and above analysis, findings can be
made to approve the requested removal, subject to the required mitigation.
ALTERNATIVES:
1. The Commission may approve the project with additional or revised project
conditions.
2. The Commission may deny the project if it is found that the required findings cannot
be made. The Commission's motion to deny must include a finding basis for denial.
3. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
ATTACHMENTS:
Attachment
1
— Location Map (General Plan & Zoning)
Attachment
2
— Aerial Photo
Attachment
3
— Site Photos
Attachment
4
— Arborist Tree Survey
Attachment
5
— City Arborist Report
Attachment
6
— Draft Resolution PC 2010-0023
ITEM NUMBER: 2
DATE: 11-16-10
ATTACHMENT 1: Location Map (Zoning Map)
PLN 2010-1386 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
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Zoning: Residential Single Family (RSF-Y)
General Plan Designation: Single Family Residential (SFR)
ITEM NUMBER: 2
DATE: 11-16-10
ATTACHMENT 2: Aerial Photo
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
i' owOt
V� 7
4p -
Dead tree in front of
residence.
ri..
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ITEM NUMBER
DATE: 11-16-10
ATTACHMENT 3: Site Photos
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
View of tree trunk decav Visible pruning that has not healed
ATTACHMENT 4: Arborist Tree Survey
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
Arborist Tree Mitigation Recommendation
Tree Location:
Atascadero Christian Home
8455 Santa Rosa Road
Atascadero CA 93422
In front of Apartment 'N'
Tree Type:
Genus- Quercus
Species- lobata
Trunk D.B.H= 50 inches
Canopy Radius= 50 feet
ITEM NUMBER
DATE: 11-16-10
RECEIVED
NOV I 0 2010
COMMUNITY DEVELOPMENT
Tree Characteristics: The Valley Oak is inside of a planter, on the
driveway, the residence and sidewalk surround the tree, and decay and rot
are throughout the entire tree.
Summary:
Years of construction near the Oak such as; the sidewalk, road, and
residence has caused severe root damage to the old Valley Oak. There are
major signs of decay and rot in the entire tree. This Oak has been trimmed
numerous times in the past and still has not healed from any of its wounds
and cuts. Evident are many branch failures as well as completely hollow
spars from the severe decay. My responsibility as an Arborist is to reduce
the hazard of this Valley Oak. In my professional opinion pruning the tree
is not an option, as it would do more harm than good. There is no
available growth on this tree to allow an area for us to trim back to.
Removal is the only option to ensure safety for the residents and
employees at the Atascadero Christian Home.
Whit -,i Turn Tree Care
Arboriet. Henry Curtre
WE -6345-A
805-674-8147
ITEM NUMBER
DATE: 11-16-10
ATTACHMENT 4: Arborist Tree Survey
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
KORO S_
ITEM NUMBER
DATE: 11-16-10
ATTACHMENT 5: City Arborist Report
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
Memorandum DAVEY.
RESI1IRCE GRIUP
To: CaIIie Taylor, City Of Atascadero AI&B-7 T- &OW
From: Michael J. Bova, Davey Resource Group
Date: November 11, 2010
Re; Hazard Tree Inspection for 8455 Santa Rosa Road
As requested, Davey Resource Group (DRG) inspected the tree at the above location on November 11,
2010. A Hazard Tree Removal permit had been submitted to the City on November 10, 2010 and DRG
was assigned to review the condition of the tree and verify the information provided on the accompanying
arborist report from Whit's Turn Tree Care.
Observations
Upon inspection, the location was found to be a mostly level, developed lot with multiple single-family
residences throughout the Atascadero Christian Home complex. The specific site contains one large
valley oak (Quercus labaia) tree approximately 1.5' from the front of the residence in a landscape planter
area adjacent to the driveway of unit "N". The valley oak was found to be 50 inches in diameter at breast
height (DBH) and approximately 50 feet in height, The canopy diameter was estimated at 5"0 feet and
originated from a single trunk with a slight (15 degree) lean towards the driveway.
There was evidence of previous limb failures in the upper canopy and at least 2 large (> 24 inches) limb
removals in the lower canopy. Numerous cavities and unhealed wounds were observed throughout the
scaffolding branches indicating significant decay within the leaders. There was no outward evidence of
decay on the main trunk.
The tree presented with average to sparse live foliage and significant sucker growth was evident at
terminal leaders where previous large cuts were made. There was minimal deadwood in the canopy
indicating some routine maintenance had occurred within the last 5 years. Overall, the foliage and canopy
of the tree appeared to be in fair condition while the limb structure and health was determined to be in
poor condition.
Conclusions
Predicting tree failure is not possible, but identifying certain characteristics that make a tree more prone to
failure is a common method for evaluating a tree condition. Based on the visual observations, it appears
that this tree has significant and severe decay in the majority of the scaffolding branches and large
cavities in the main crotches. This condition can sustainably weaken the structure and stability of this tree
and, combined with the high target value of the residence and driveway, it is highly recommended to
remove this tree as soon as possible. Since there was no evidence of cracking, splitting or upheaval,
imminent failure is not predicted but removal should occur prior to winter storms.
Please contact me with any questions or concerns.
Michael J. Bova
Project Coordinator
Davey Resource Croup
ISA Certified Arborist, WE3372A
ITEM NUMBER
DATE: 11-16-10
ATTACHMENT 5: City Arborist Report
PLN 2010-1384 / TRP 2010-0145
Atascadero Christian Home APN 056-301-039
ITEM NUMBER: 2
DATE: 11-16-10
ATTACHMENT 6: Draft Resolution PC 2010-0023
PLN 2010-1386 / TRP 2010-0145
DRAFT RESOLUTION NO. PC 2010-0023
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO APPROVING
PLN 2010-1386 / TRP 2010-0145, TO ALLOW THE REMOVAL OF ONE (1)
HAZARDOUS VALLEY OAK TOTALING 50 INCHES DBH
LOCATED 8455 SANTA ROSA ROAD #N
AT APN 056-301-039
(ATASCADERO CHRISTIAN HOME / SILVA)
WHEREAS, an application was received from Atascadero Christian Home, 8455 Santa
Rosa Road, Atascadero, CA 93422, (Property Owner) and Paul Silva, 8455 Santa Rosa Road,
Atascadero, CA 93422 (Applicant), for a Tree Removal Permit to remove one (1) hazardous
Valley Oak totaling 50 inches DBH; and,
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on November 16, 2010, at 7:00 p.m. and considered testimony and reports from staff,
the applicants, and the public; and,
NOW THEREFORE, the Planning Commission of the City of Atascadero, California
takes the following actions:
SECTION 1. Findings for tree removal. The Planning Commission finds as follows:
■ The tree is dead, diseased or injured beyond reclamation, as certified by a tree
condition report from an Arborist
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on November 16, 2010, resolved to approve Tree Removal Permit
2010-0145, subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Tree Mitigation Chart
ITEM NUMBER: 2
DATE: 11-16-10
On motion by Commissioner , and seconded by Commissioner
, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
ABSTAINED:
CITY OF ATASCADERO, CA
Heather Moreno
Planning Commission Chairperson
ATTEST:
Warren Frace
Planning Commission Secretary
ITEM NUMBER
DATE: 11-16-10
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2010-1386 / TRP 2010-0145
Conditions of Approval
Timing
Responsibility
(Monitoring
PLN 2010-1386 / TRP 2010-0144
FM; Fral Map
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
Atascadero Christian Home APN 056-301-039
TO: Temporary Occupancy
CE: City Engineer
F0: Final Occupancy
WW: wastewater
CA: City Attorney
Standard Planning Conditions
1. The approval of this application shall become final, subject to the completion of
Tree removal
PS
the conditions of approval, fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal to the decision is filed
as set forth in Section 9-1.111(b) of the Zoning Ordinance.
2. The applicant and/or subsequent owners shall defend, indemnify, and hold
On going
PS
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 proposed development.
3. The applicant shall pay $416.67 into the tree mitigation fund or replant
Tree removal
PS
eight (8), 5 -gallon native trees on-site, or combination of fees and
replanting. Mitigation shall be paid prior to removal of the tree.
ITEM NUMBER
DATE: 11-16-10
EXHIBIT B: Tree Mitigation Chart
Evergreen Native Trees (inches)
Deciduous Native Trees (inches)
Totals
dbh
notes
dbh
notes
1 50 -inches
1
2
2
3
3
15
15
Total 50 -inches
Total 0 -inches
50 -inches
Mitigation Requirement
req'd tree replacements:
8 five gal trees
req'd tree replacements
0 five gal trees
Proposed Replanting
8 five gal trees
Proposed Replanting
0 five gal trees
8 five gal treirs,
0 fifteen gal trees
0 fifteen gal trees
0 fifteen gal trees"
0 box trees (24")
0 box trees (24"),�
0 box trees (24")
1
Remaining Mitigation
0 five gal trees
Rernaining Mitigation
0 five gal trees
0 five gal trees
Tree Fund Payment: $
416.67
Tree Fund Payment: $
- ��
$ 416.67
ITEM NUMBER: 3
DATE: 11-16-10
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2010-1378
Minor Conditional Use Permit 2010-0253
Conversion of Automobile / Boat Sales to Medical Offices
5000 San Palo Road
(Pilch Family Trust)
SUBJECT:
The proposed project consists of an application for a Minor Conditional Use Permit to
convert an approximately one (1) acre automobile / recreational vehicle dealership
building and outdoor sales lot to medical offices at 5000 San Palo Road.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2010-0021 approving Minor Conditional
Use Permit 2010-0253 based on findings and subject to Conditions of Approval.
Situation and Facts
1. Applicant: SDG Architecture, 762 Higuera Street, San Luis
Obispo, CA 93401
2. Owner: Pilch Family Trust, 1001 Foothill Blvd., San Luis
Obispo, CA 93405
3. Project Address: 5000 San Palo Road, Atascadero, CA 93422
APN 049-225-008
4. General Plan Designation: General Commercial (GC)
5. Zoning District: Commercial Tourist (CT)
6. Site Area: 0.95 acres
7. Existing Use: Vacant
8. Environmental Status: Section 15301 Categorical Exemption: Existing
Facilities
DISCUSSION:
Background
A Conditional Use Permit (CUP 99-002) was approved by the Planning Commission on
April 20, 1999 to allow the construction of a 2,880 square foot building and a 20,000
square -foot sales lot area for automobile sales on the subject site at 5000 San Palo
Road. The project was appealed to the City Council on April 26, 1999 due to concerns
about levels of traffic in the area and the potential for customers to test drive vehicles in
the nearby residential neighborhood. The project was approved by the City Council on
May 25, 1999 and the site was developed as proposed.
On April 4, 2000, the CUP was amended to allow an additional 15,000 square -foot
automobile sales lot on an adjacent 0.5 acre site at 6000 San Palo Road (now
addressed as 4800 San Palo Road) in conjunction with the automobile dealership.
The combined sites were used as an automobile indoor/outdoor sales lot until early
2007 when the dealership closed.
In 2007, the Planning Commission approved PLN 2007-1271 to allow for the sale and
repair of boats and other watercraft recreational vehicles at 5000 San Palo Road
(subject property) as well as approved PLN 2007-1253 that allow for the sale of
manufactured homes at 4800 San Palo Road, the adjacent sales lot that was also used
as a part of the dealership.
Royer's Cycle and Marine opened up a sales lot at 5000 San Palo Road in 2008
however the business closed within a year of opening. Manufactured Home Sales of
California still operates at 4800 San Palo Road.
The property was listed as an asset as a part of Chapter 7 Bankruptcy case filed by
Kelly Gearhart. In August of 2010, the property was used to settle a claim against one of
Mr. Gearhart's holding companies. The Pilch Family accepted this property as a part of
the bankruptcy settlement to his debtors. The Pilch Family is proposing the conversion
of the sales lot to medical office uses.
Surrounding Land Use and Setting:
North: Highway 101
South: Single Family Residential -Z (SFR -Z)
East: Highway 101
West: Commercial Tourist (CT)
Aerial Photo
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ANALYSIS:
Project Site;.
c
,t_:n_. #� 5000 San Palo
4800 San Palo
Manufactured
Homes Sales Lot
The proposed project consists of a request to convert an indoor/outdoor automobile
sales use to medical offices at 5000 San Palo Road. Medical offices fall under the
definition of "Health Care Services" per the Atascadero Municipal Code (AMC) 9-3.701.
Health Care Services are listed as a conditional use in the Commercial Tourist (CT)
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ANALYSIS:
Project Site;.
c
,t_:n_. #� 5000 San Palo
4800 San Palo
Manufactured
Homes Sales Lot
The proposed project consists of a request to convert an indoor/outdoor automobile
sales use to medical offices at 5000 San Palo Road. Medical offices fall under the
definition of "Health Care Services" per the Atascadero Municipal Code (AMC) 9-3.701.
Health Care Services are listed as a conditional use in the Commercial Tourist (CT)
zoning district. The applicant is requesting a CUP to convert the existing indoor
automobile sales/retail building to medical offices with an additional 1,500 +/- sf of office
space by enclosing an existing covered area of the existing building.
Existing Site Conditions
The site is approximately one (1) acre in size. It consists of the existing building pad
located in the western portion of the site. This building originally was constructed to be
used as offices and sales area for Central Coast Auto which later became a Mitsubishi
dealership. The space included offices, waiting areas, sales areas, and a detail/repair
shop used for auto repairs. The building also includes large 20 -foot overhangs on two -
sides of the building that was used to display new and used automobiles for sale.
The remaining portions of the lot have been paved. This area was utilized as the sales
lot and customer parking. Light posts and drainage inlets are located within the paved
portions of the parking lot.
Large Overhangs and view of previous sales lot
The site has been extensively graded to accommodate the sales lot and is relatively flat.
Near the edge of the right of way of San Palo Road, the site has been graded with a 2:1
slope. This slope was required to be landscaped as a part of previous approvals,
however since the property has been vacant, the existing landscaping has died due to
lack of irrigation.
The existing site has two points of access. The primary point of access is from the
southern end of the site; this existing driveway access is on the entire subject property.
However the adjacent driveway at the San Palo Inn on the northern end is currently not
a legally granted easement available to the project. Staff has proposed Condition 6 in
Drivewav Locations
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Secondary
I access point
Primary access
•' with shared access
rhe Conditions of Annmval that rerniire-. the nnnlirnnt to nrnvide a recinmral arc
easement at the northern driveway prior to issuance of final building permit.
Bss
The second point of access is located at the western portion of the site behind the
existing building. The secondary access is from a driveway that connects to San Palo
Road. This drive is located on the adjacent site, the San Palo Inn and provides access
to the Inn's casitas located directly behind the proposed medical offices and connects to
Views of project entryways. San Palo Inn Entry on the left, San Palo Road on the right.
mom
the property. Similar to the primary access, this access is currently not legally granted
via a recorded easement. The applicant at this time is not proposing additional access
via this driveway at this time, however, it is to the benefit of both the applicant and the
property owners of the San Palo Inn to resolve access issues and record these
easements for future property owners and tenants.
Proposed Site Changes
The applicant is proposing various modifications to the existing site with the proposed
building renovation. This includes the addition of trash enclosures, hardscaping,
landscaping, patient drop off, and monument signage.
A new trash enclosure is now included
consistent with AMC 9-4.125(4) adjacent to the
property line on the western portion of the site.
Although the applicant has not provided a detail
of the trash enclosure, Staff is proposing a
condition (Condition 7) that stipulates that the
trash enclosure's design be reflective the
architecture and articulation of the existing
building.
Additional hardscaping is also proposed with the
Location of new trash enclosure
proposed new site plan. This hardscaping includes colored stamped concrete for the
accessible path of travel from the sidewalk/right-of-way (condition 8), and a new large
colored stamped concrete for a patio and walkway behind the building for use by either
employees or patients (condition 8). This is an added project amenity as proposed by
the applicant.
The applicant has also proposed additional landscaping throughout the site including
replanting of low-lying shrubs along San Palo Road consistent with the original CUP
approval, as well as additional landscaping throughout the site including new six (6) foot
wide landscape planters throughout the parking lot to increase shade and minimize the
"heat island" effect, consistent with AMC 9-4.119(f). This requires planters every eight
(8) parking spaces and may include additional shrubs. Additional landscaping is also
included in the rear of the property with the
proposed stamped concrete walkway and patio, as Proposed Patient Drop-off
well as the perimeter of the building to soften blank
walls and lack of windows. New landscaping that
will be installed will have to meet the City's water
efficient landscape ordinance as well as plant native
trees and plants (condition 9).
A patient drop-off area has also been proposed to
be located at the front of this building. This drop off
area is approximately 10 feet wide and is adjacent
to the covered walkway that will remain in place.
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proposed new site plan. This hardscaping includes colored stamped concrete for the
accessible path of travel from the sidewalk/right-of-way (condition 8), and a new large
colored stamped concrete for a patio and walkway behind the building for use by either
employees or patients (condition 8). This is an added project amenity as proposed by
the applicant.
The applicant has also proposed additional landscaping throughout the site including
replanting of low-lying shrubs along San Palo Road consistent with the original CUP
approval, as well as additional landscaping throughout the site including new six (6) foot
wide landscape planters throughout the parking lot to increase shade and minimize the
"heat island" effect, consistent with AMC 9-4.119(f). This requires planters every eight
(8) parking spaces and may include additional shrubs. Additional landscaping is also
included in the rear of the property with the
proposed stamped concrete walkway and patio, as Proposed Patient Drop-off
well as the perimeter of the building to soften blank
walls and lack of windows. New landscaping that
will be installed will have to meet the City's water
efficient landscape ordinance as well as plant native
trees and plants (condition 9).
A patient drop-off area has also been proposed to
be located at the front of this building. This drop off
area is approximately 10 feet wide and is adjacent
to the covered walkway that will remain in place.
3,
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Proposed Site Plan
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A new monument sign is proposed at the southeast corner of the site. This monument
sign is consistent with signage requirements in the AMC. The monument sign will
include stucco finish and contain matching colors and textures similar to the existing
building (condition 11). The monument sign will be 5 feet in height with letters project
less than 1 -inch from the monument sign. The sign is not proposed to be illuminated
internally or externally at this time.
The applicant has proposed to keep the 6 -foot decorative wrought iron security fencing
along San Palo Road that was approved for the sale lot use as a part of CUP / PLN
2007-1271 for security purposes only due to potential theft of parts off the boats. Staff is
recommending the removal of black wrought iron fence (condition 10) to improve the
project appearance of the site and be consistent with other commercial / office uses.
Existing decorative wrought iron fencing
'fad 4icrml >implicrty: The Arche
The Arche Fence Panel accompanies almost any gate
style, and was designed to match our
. Arche panels feature 2 horizontal frame
members and round spear point Was. Fence panel is
8 R. wide, 5.5 R. tall with pickets spaced 6 in. apart.
Standard color: Black
i:M' CJt
With the additional landscaping and replanting of plants in place of deceased
landscaping in the front setback along the public right-of-way remove the need for the
fence.
The applicant is also proposing to leave in place the black -vinyl chain link fence in the
rear of the property adjacent to the San Palo Inn. The fence is of high quality for this
type of fencing and staff is recommending this fence remain in place.
Architectural Elevations and Renovations
The applicant is proposing to renovate the existing building into medical offices. This will
include converting the existing detail/repair shop portion into offices and examination
rooms and a break room. The majority of the renovations will take place inside the
building with little exterior changes.
The applicant is also proposing to enclose the covered walkway on the north and west
elevations of the building to create additional office space. The applicant is proposing
additional windows and facades to match the existing building. The applicant is
proposing to partition off the existing building into three (3) separate offices. The first
floor would contain two distinct office suites, and the 2nd floor would house the 3rd office
suite.
The applicant will keep the existing Spanish style roof and stucco. The applicant is
proposing to modify the existing stucco beige color to a darker brown "La Habra" color
that provides greater building variation from the surrounding existing development
(condition 12).
Existing Floor Plan
Proposed Floor Plan
EXISTING 1ST FLR. = 2,400 S.F.
--" (PROPOSED REMODEL)
STAR REST:
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COVERED WALKWAY I 11811
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PROPOSED FIRST FLOOR
Alascadero Medical Offices, 5000 San Palo Road
1.4, IW • 1-41'
Findings for a Conditional Use Permit
The Planning Commission must make the following five findings in order to approve a
CUP for the medical office use within the commercial tourist zone. If the Commission
chooses to deny the project, site specific findings for denial must be sited.
1. The proposed project or use is consistent with the General Plan.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Based on staff's analysis in the preceding sections and the conditions in the attached
resolution, it appears that all of the required findings for approval of a Conditional Use
Permit can be made.
ENVIRONMENTAL DETERMINATION
The project qualifies for a Categorical Exemption under CEQA Section 15301:Existing
Facilities and minor modification.
CONCLUSION:
The applicant is proposing to reuse a vacant automobile sales lot and create medical
offices by remodeling the existing building. The applicant is proposing additional project
amenities such as a patient drop off area, landscaping and hardscaping. The proposed
project is consistent with the General Plan and Atascadero Municipal Code. Based on
the above analysis and incorporated conditions, staff believes that the findings for
approval of a Conditional Use Permit can be made.
ALTERNATIVES:
1. The Commission may recommend modifications to the project and/or conditions
of approval for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The Commission must specify the
reasons for denial of the project and make an associated finding with such
action.
ATTACHMENTS:
Attachment 1:
Location Map, General Plan, and Zoning
Attachment 2:
Aerial Photo
Attachment 3:
Proposed Elevations
Attachment 4:
Proposed Floor Plans
Attachment 5:
Proposed Color Board
Attachment 6:
Categorical Exemption
Attachment 7:
Draft Resolution PC 2010-0021
Attachment 1: Location Map, General Plan and Zoning
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Zoning: Commercial Tourist (CT)
General Plan Designation: General Commercial (GC)
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Attachment 2: Aerial Photo
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Attachment 3: Proposed Elevations
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Attachment 4: Proposed Floor Plans
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5000 San Palo Road
Atascadero, California 93422
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ATTACHMENT 6: CEQA Exemption
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CITY OF A TAS CADERO
NOTICE OF EXEMPTION
6907 E1 Camino Real Atmcadero, CA 93422 805.461.5000
Date Received for Filing
TO: ® File
FROM: Alfredo R. Castillo, AICP
Assistant Plainer
City of Atascadero
6907 El Camino Real
Atascadero, CA 93422
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public
Resources Code.
Proiect Title: Conditional Use Pemiit 2010-0253
Proiect Location: 5000 San Palo Road, Atascadero, ("A 93422, San Luis Obispo County
Project Description: The project consists of converting an automobile dealership to medical
office uses.
Name ofPublic Agency Approving Project: City ofAtascadero
Name of Person or Agenc�arn7ng Out Project: Pilch Funnily Trust (applicant)
Exempt Status:
❑ Muristetial (Sec. 15073) ❑ Emergency Prgject (Sec. 1507 (b) and (c))
❑ Declared Emergency (Sec. 15061 (a)) ❑ Gene al Pude Exemption (Sec. 15061.c)
® CategoncanyyExempt (Sec. 15301)
Reasons why proiect is exemit: Class 1 of the California Environmental Quality Act (CEQA)
(Section 15301, Existing Facilities) exempts minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving negligible
including Additions to existing structures provided that the addition will not result inan increase
of more than 50 percent of the floor area of the structures before the addition, or 2,500 square
feet, whichever is less.
Contact Person: Alfredo R. Castillo, AICP, Assistant P mer I' 5'1470-3436
Date: November 1, 2010 /r—
Alfi•edo R. Castillo, AICP
Assistant Planner
ATTACHMENT 7: Draft Resolution PC 2010-0021
DRAFT RESOLUTION PC 2010-0021
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING MINOR CONDITIONAL
USE PERMIT 2010-0253 / PLN 2010-1378 TO ALLOW MEDICAL OFFICE
USES WITHIN THE COMMERICAL TOURIST ZONE
AT APN 049-225-008
(5000 San Palo Road / SDG Architecture / Pilch Family Trust)
WHEREAS, an application has been received from Applicant, SDG Architecture, (762
Higuera Street, Suite 212, San Luis Obispo, CA 93401) and Property Owner, Pilch Family Trust
(1001 Foothill Blvd, San Luis Obispo, CA 93405) to consider a project consisting of a Minor
Conditional Use Permit to establish a medical office uses (CUP 2010-0253); and,
WHEREAS, the site's General Plan Designation is General Commercial (GC); and,
WHEREAS, the site's Zoning is Commercial Tourist (CT); and,
WHEREAS, a Minor Conditional Use Permit is required to establish medical office use
within the Commercial Tourist zone; and,
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA section 15301: Existing Facilities, and: minor modifications; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Minor
Conditional Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 16, 2010, studied and considered the Minor Conditional Use
Permit 2010-0253, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds
as follows:
1. The proposed project has been found Categorically Exempt under Class 1, Section 15301
and Existing Facilities, and minor modifications of the California Environmental Quality
Act.
SECTION 2. Findings for approval of Minor Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance); and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on November 16, 2010 resolved to approve the Minor Conditional Use Permit
2010-0253 subject to the following:
EXHIBIT A:
Conditions of Approval
EXHIBIT B:
Site Plan
EXHIBIT C:
Elevations
EXHIBIT D:
Color Board
On motion by Commissioner , and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
Heather Moreno
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval
(PLN 2010-1387/CUP 2010-0253)
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2010-1378 / CUP 2010-0253
/Monitoring
Measure
PS: Planning Services
5000 SAN PALO
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
Planning Department Standard Conditions
1. This Conditional Use Permit shall be for medical offices
Ongoing
PS
described on the attached exhibits (B,C,D) and located on
parcel 049-225-008 regardless of owner.
2. The approval of this use permit shall become final and effective
Ongoing
PS
for the purposes of issuing building permits fourteen (14) days
following the Planning Commission approval unless prior to the
time, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the
BP/FM
PS, CE
authority to approve the following minor changes to the project
that (1) modify the site plan project by less than 10%, (2) result
in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Master
Plan of Development. The Planning Commission shall have the
final authority to approve any other changes to the Master Plan
of Development unless appealed to the City Council.
4. Approval of this Conditional Use Permit shall be valid for twenty-
BP/FM
PS
four (24) months after its effective date. At the end of the
period, the approval shall expire and become null and void
unless the project has received a building permit.
5. The applicant shall defend, indemnify, and hold harmless the
Ongoing
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by
the City, or any of its entities, concerning the subdivision.
Planning Department Specific Conditions
6. Prior to the issuance of final building permit, the owner of the
FO
PS
subject parcel (049-225-008) shall provide reciprocal access
easement with the adjacent property owner at 4900 San Palo
Road (APN 049-225-017) for southern driveway.
7. Trash /recycle enclosures design shall be approved prior to the
BP
PS
issuance of a building permit by the Planning Division. The
design shall incorporate the architectural style, color, and
finishes similar to the existing building.
8. Color and stamped concrete shall be utilized to establish a clear
BP
PS
accessible path as well as be utilized in the proposed walkway
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2010-1378 / CUP 2010-0253
/Monitoring
Measure
PS: Planning Services
5000 SAN PALO
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
and patio in the rear of the building.
9. All new landscaping and landscaping material shall utilize
BP
PS
drought tolerant or native plant species consistent with the City's
Water Efficient Landscaping Ordinance.
10. Removal of decorative wrought iron fencing along San Palo
FO
PS
Road prior to final building permit.
11. Appropriate color and architectural details consistent with the
BP
PS
existing building shall be utilized on proposed monument
signage.
12. Building colors shall be consistent with Exhibit D as approved by
BP
PS
the Planning Commission.
Building Division Conditions
13. Restroom in Suite 102 will need to comply with landing and
BP, FI
BS
disabled access requirements.
14. Suite 201 egress path of travel cannot exceed 100 ft.
BP, FI
BS
Public Works Project Conditions
City Engineer Project Conditions
15. Prior to the issuance of building permits the applicant shall
GP, BP
CE
provide plans detailing the construction of curbs, accessible
path of travel and the proposed parking lot modifications. The
plans shall include elevation data to show that proposed parking
lot modifications will function with the existing drainage system.
The plans shall clearly show the existing drainage inlets and
structures and all proposed changes.
City Engineer Standard Conditions
16. Drainage easements shall be obtained by the applicant as
GP, BP
CE
needed to accommodate both public and private drainage
facilities.
17. Prior to the issuance of building permits the applicant shall
GP, BP
CE
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.
18. Prior to the issuance of building permits the applicant shall
GP, BP
CE
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
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2010-1378 / CUP 2010-0253
/Monitoring
Measure
PS: Planning Services
5000 SAN PALO
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
safe conveyance for the 100 -year overflow.
19. Prior to the issuance of building permits the applicant shall
GP, BP
CE
provide for the detention and metering out of developed storm
runoff so that it is equal to or less than undeveloped storm
runoff.
20. Drainage basins shall be designed to desilt, detain and meter
GP, BP
CE
storm flows as well as release them to natural runoff locations.
21. A mechanism for funding and maintenance of the storm drain
GP, BP
CE
facilities shall be provided.
22. Prior to the issuance of building permits the applicant shall show
GP, BP
CE
the method of dispersal at all pipe outlets. Include specifications
for size & type.
23. Prior to the issuance of building permits the applicant shall show
GP, BP
CE
method of conduct to approved off-site drainage facilities.
24. Concentrated drainage from off-site areas shall be conveyed
GP, BP
CE
across the project site in drainage easements. Acquire drainage
easements where needed. Drainage shall cross lot lines only
where a drainage easement has been provided. If drainage
easement cannot be obtained the storm water release must
follow the exact historic path, rate and velocity as prior to the
subdivision.
25. Applicant shall submit erosion control plans and a Storm Water
GP, BP
CE
Pollution Prevention Plan (SWPPP). The Regional Water
Quality Control Board shall approve the SWPPP.
26. All public improvements shall be constructed in conformance
GP, BP
CE
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer
27. All utilities shall be undergrounded on project frontage
GP, BP
CE
28. A mechanism must be provided to fund the maintenance of all
GP, BP
CE
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.
29. All onsite sewer mains shall be privately owned and maintained.
FM
CE
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2010-1378 / CUP 2010-0253
/Monitoring
Measure
PS: Planning Services
5000 SAN PALO
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
30. Drainage piping serving fixtures which have flood level rims
BP
CE
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.
EXHIBIT B: Site Plan
(PLN 2010-1387/CUP 2010-0253)
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EXHIBIT C: Elevations
(PLN 2010-1387/CUP 2010-0253)
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PROPOSED NORTH
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EXISTING SOUTH 13"ATION
PROPOSED SOUTH
EXHIBIT D: Color Board
(PLN 2010-1387/CUP 2010-0253)
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ITEM NUMBER: 4
DATE: 11-16-10
Planning Commission Staff Report
Staff Report - Community Development Department
Callie Taylor, Associate Planner, 470-3448, ctaylor@atascadero.org
PLN 2099-0931
Amendment to Villas at Montecito
Master Plan of Development (CUP 2002-0074) Amendment
Lots 1-4 & 18-29 Casa Bella Court (Previously 9500 Las Lomas)
(Tag Investors, LLC)
RECOMMENDATIONS:
Staff recommends the Planning Commission adopt Resolution PC 2010-0022 approving
an Amendment to the Master Plan of Development (CUP 2002-0074) for the Villas at
Montecito to allow revisions to the site plan, elevations, and floor plans, based on
findings and subject to Conditions of Approval.
REPORT -IN -BRIEF:
The proposed Amendment includes revisions to the Master Plan of Development for the
Villas at Montecito. Revisions to Lots 1 and 2 are proposed to move the units closer to
Casa Bella (the private internal street) to pull units off the slope at the back of the lot.
Revisions are proposed to the floor plans and elevations of Lots 1 through 4. Lots 18
through 29 are proposed to be built as detached single-family units, rather than the
attached townhomes which were originally approved in 2003. Elevation and floor plan
changes are proposed for Lots 18 through 29 to coincide with the detached homes.
Proposed elevations are consistent with the City's Appearance Review Manual. There
are no changes proposed to number of lots, the lot line locations, or the number of
bedrooms in the units.
DISCUSSION:
Situation and Facts:
1. Applicant: Bob Cummings, 2055 Corte Del Nogal, Carlsbad,
CA 92011
2. Property Owner:
TAG Investors, LLC, 2055 Corte Del Nogal, Carlsbad,
CA 92011
3. Project Address: Lots 1 - 4 and Lots 18 - 29 Casa Bella Court
(Previously 9500 Las Lomas)
APN 030-481-009 through 012, and 030-481-026
through 037
4. General Plan Designation
5. Zoning District:
6. Site Area:
7. Existing Use:
8. Environmental Status
Background:
High Density Residential (HDR)
Residential Multi -Family -16 with Planned
Development 18 overlay (RMF -16 / PD 18)
2.94 acres (total residential site area in
development)
Vacant land; graded building pads
Consistent with Certified Mitigated Negative
Declaration 2002-0038
In 2003, a zone text change was approved at 9500 Las Lomas to establish a Planned
Development #18 overlay zone with a corresponding Master Plan of Development
(CUP) that would allow a 28 -unit townhome development to be constructed on 2.94
acres of the original site. The approval also included a General Plan Amendment and
corresponding zone change to establish a CR (Commercial Retail) zoning district on a
portion of the original lot for an 8,892 square foot commercial office building space. A
Tentative Tract Map was approved to create a 30 -lot subdivision. Lot 5 was designated
for the office building, and lot 30 was vacant common area and open space, leaving 28
lots as residential parcels. In addition, 15 oak tree removals and a road abandonment
were approved in conjunction with the original project in 2003.
The Master Plan of Development was approved in the form of a Conditional Use Permit,
as required by the Zoning Ordinance. Amendments to the Master Plan of Development
can be made by the Planning Commission, independent of Council action (CUP
Condition 3). Most of the lots (24 out of the 28) were approved in 2003 as attached
duplex units or "paired homes" on individual lots. Each unit was approved with a two
car attached garage with additional uncovered spaces provided on-site to fulfill the
guest parking requirement. Three different floor plans were approved for the twenty-
eight (28) townhomes; all were designed as 3 -bedroom -units:
• Unit A: 1,628 square feet. Lots 18 - 29
• Unit B: 1,384 square feet. Lots 1, 2, 3, 4, 7, 8, 9, 10, 12, 13, 14, 15
• Unit C: 1,561 square feet. Lots 6, 11, 16, 17
In 2006, the previous developer began construction on 12 of the residential units (Lots 6
through 17). The units were not completed, and the property was sold to TAG
Investors, LLC earlier this year. TAG Investors, LLC has been actively working to
complete construction on Lots 6 through 17 over the past several months.
2003 Approved Site Plan
1 1
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% LT
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j Office Building
site located off k
EI Camino Real
(Lot 5)
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76. MlN
Mono
Lots 1 — 4 &
Lots 18 — 29 vacant
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Lots 6 — 17
currently under
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construction
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(Lot 5)
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ANALYSIS:
The proposed Amendment includes revisions to the Villas at Montecito Master Plan of
Development in order to make site plan, floor plan, and elevation changes to the unbuilt
units on Lots 1 through 4 and Lots 18 through 29.
Proposed Amended Site Plan
1 D.9' •
17
Lot I
�'�n d Fes. •'!3' it ' �•
i
�j
' = Lots 18 through 29:
Site plan revisions to detach
units and build single-family
1 homes instead of townhomes
.�
Lot 1 . I (' ■Floor plan &elevation changes
Lot 1 ++
\ Lot 1 \ ♦, �t ♦�
i
Lott �► � � 1C% <,`� _Y
ti' ♦ i
Lot 11
-- LotLot I
i
Lot Lo
Lot 8
Lot
1�
o. Lot 5 Lot b �f
Lots 3 & 4:
Floor plan & elevation
revisions
Lots 1 & 2:
■ Site plan revisions to
reduce front setback
a ■ Floor plan & elevation
�• revisions
Lots 1 & 2: Site Plan Revisions
Revisions are proposed to the attached townhome units on Lots 1 and 2 in order to
move the units closer to Casa Bella Court (the private internal street). The applicant is
proposing to reduce the front setback from 18 feet to 6 feet. The site is steeply sloped
at the back of the lot. By bringing the units forward, the building would not stand out as
high on the site, the large footings required for the hillside construction would be
simplified, and more useable backyard space would be created for the occupant.
2003 Approved Site Plan Lots 1 & 2
xKY>'MY 1
18' front setback
approved 2003
2010 Proposed Site Plan Lots 1 & 2
Comparison of Lots 1 & 2 Approved vs. Proposed Sections
Y�oPos�y Esu�niuG 0 i
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Brings unit forward off the hillside`
Moving the units forward on Lots 1 and 2 reduces the length of the driveways, thereby
eliminating the two (2) parking spaces in the driveway of each unit. The PD -18 requires
that at least one guest parking space be provided on site for each unit. Most of the lots
in the development are designed to accommodate 2 guest parking spaces in the
driveway (36 driveway parking spaces provided on 18 lots). The remaining 10 lots which
do not provide guest parking in the driveways utilize the 14 shared guest parking
spaces on Casa Bella Court. Off street parking on surrounding public streets is not
counted towards the required parking. As shown in the table below, the four (4) parking
spaces in the driveways of Lots 1 and 2 can be eliminated and the project will still meet
the requirements for parking per the PD -18 standards. With approval of the proposed
site plan amendment, 16 of the 28 lots will have parking in the private driveways, and
the remaining 12 lots with shorter driveways will utilize the 14 shared guest parking
spaces on Casa Bella Court.
Parkinq Table:
Lots 1- 4 Floor Plan and Elevation Revisions (Unit Type B):
Revisions are proposed to the floor plans and elevations Unit Type B, which is used on
Lots 1 through 4. The applicant has proposed adding a deck to the rear and sides of the
units to provide private outdoor space on the sloped site. The portion of the second
floor that currently is designed to be built over the side deck would be removed to
simplify the massiveness of the footing otherwise required for this corner of the unit.
This equivalent square footage will be moved to the area above the garage. The floor
plan has been reconfigured for a more functional layout which the developer believes
will appeal to more buyers. The square footage is proposed at 1658 sq. ft., which is less
than a 2% increase in size from the original 2003 approval for Unit Type B. The number
of bedrooms in the units remains the same. The project architect has detailed the
elevations with pop outs and reliefs to give depth and interest to the facades. The
changes are consistent with the standards of the appearance review manual, and staff
believes that the proposed elevations changes will produce a well balanced and
architecturally appealing fagade.
Required by PD -18:
Currently Permitted
Proposed
Number of Residential
28
28
28
Units (3 Bedrooms Each)
Garage Parking Spaces
56
56
56
Driveway Parking
36
32
Spaces
(provided on 18 lots)
(provided on 16 lots)
Shared Parking Spaces
14
14
off Casa Bella
To be used by the 10
To be used by the 12
lots which do not
lots which do not
have driveway spaces
have driveway spaces
Total Guest Parking
28
50
46
one Derlot
Total Parking Spaces in
84
106
102
Development
Lots 1- 4 Floor Plan and Elevation Revisions (Unit Type B):
Revisions are proposed to the floor plans and elevations Unit Type B, which is used on
Lots 1 through 4. The applicant has proposed adding a deck to the rear and sides of the
units to provide private outdoor space on the sloped site. The portion of the second
floor that currently is designed to be built over the side deck would be removed to
simplify the massiveness of the footing otherwise required for this corner of the unit.
This equivalent square footage will be moved to the area above the garage. The floor
plan has been reconfigured for a more functional layout which the developer believes
will appeal to more buyers. The square footage is proposed at 1658 sq. ft., which is less
than a 2% increase in size from the original 2003 approval for Unit Type B. The number
of bedrooms in the units remains the same. The project architect has detailed the
elevations with pop outs and reliefs to give depth and interest to the facades. The
changes are consistent with the standards of the appearance review manual, and staff
believes that the proposed elevations changes will produce a well balanced and
architecturally appealing fagade.
Lots 18 - 29 Revisions (Unit Type A):
The applicant is proposing to revise the Master Plan of Development in order to
construct single-family detached units on Lots 18 through 29, rather than the attached
duplex units which were originally approved in 2003. The units were originally designed
as townhomes on individual lots, and therefore no changes are needed to the lot lines in
order to change the site plan and product type as proposed. The front setbacks would
remain at 18 foot minimum, and two parking spaces would be provided in the driveway
of each unit. The twelve units on Lots 18 through 29 on the east side of Casa Bella
Court would be designed with minimum three (3) foot side setbacks to the interior
property lines. In order to accommodate access and landscaping between the units,
fences would only be installed in the rear yards or where setbacks between buildings
are greater than ten feet (to accommodate 5 -foot side yards for each unit when
enclosed, Condition 11e). Trash cans must be stored in the area designated in the
garage, or behind fences in the backyard (Condition 11f). Windows will be designed to
avoid direct views between the units (Condition 6i).
2003 Approved Site Plan Lots 18 — 29
Proposed Site Plan Lots 18 - 29
Detached single
family units
Lot t
Lot t t
Lot 1 / LO
Lot
Lot 8
Lot 7 4e
/ r o
Lot 6 �L4 v
4
Section: 2003 Currently Approved Unit A & Site Plan for Lots 18 - 29
FPt�avEo gugAlu6T PIodJ A
Section: 2010 Proposed Unit A & Site Plan for Lots 18 - 29
---- -----------
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Elevation and floor plan changes are proposed for Unit Type A (Lots 18 through 29) in
order to coincide with the modified detached homes. The units would be built into the
hillside, with garages located on the bottom floor and two levels of living space above,
with an appearance of a detached row house. Proposed elevations utilize architectural
details, windows, trim, roof lines, and massing in a style which is consistent with the
City's appearance review standards. Staff believes that the proposed changes create a
superior architectural product type.
I'RpAIT MRVATION - U*UT 'A' --- -
t erxn ve-�ra
Unit A Proposed
_ ��yP}
TQQROOF Y
Unit A
As Currently Approved
2( 003)
Lots 18 — 29
FWOH FL12M
Previously approved as three
P
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Front elevation facing Casa Bella
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Unit A Proposed
Detached 3 story single-family 2 Alternative Designs
units proposed
Findings
Master Plan of Development (Conditional Use Permit)
A Master Plan of Development is required for a Planned Development in the form of a
Conditional Use Permit. 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 architectural design, site design, landscape, signage, and specific
standards of the zoning ordinance. The Planning Commission must make the following
five findings to approve 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 for
infill development and increased densities in urban areas where City services exist.
The proposed elevation changes provide architectural details, scale, and massing
which is consistent with the Appearance Review Manual, thereby enhancing the
appearance of the project.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including the Planned Development Ordinance.
Staff Comment: The project revisions are designed to meet the original PD -18
requirements, including the guest parking standards, as well as all provisions of 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 case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
Staff Comment: The proposed development will not be detrimental to the general
public or working people's health, safety, or welfare. Only minor revisions to the
site plan, elevations, and floor plans of the previously approved units are proposed.
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. Proposed elevation changes
will enhance the appearance of the previously approved project and the immediate
neighborhood.
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. No
additional units or bedrooms are proposed with the CUP Amendment, and therefore
there will be no increase in traffic from the originally approved project.
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 Master Plan of Development ensures that the project is
constructed with high quality architectural design and landscape, justifying the 2003
Planned Development approval. The combination of attached and detached homes
in this high density zoning district provides an appropriate transition to the single
family neighborhoods further back from EI Camino Real.
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.
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 previously conditioned, changes to the Master Plan of
Development or project conditions can be made by the Planning Commission without
Council action.
The original CUP conditions and mitigation measures shall remain in place for the
Amended project. Additional conditions and exhibits have been added to the Amended
CUP resolution to address the proposed changes. Added conditions are shown as
underlined in the attached resolution.
Proposed Environmental Determination
The proposed CUP Amendment is consistent with Mitigated Negative Declaration 2002-
0038 which was prepared for the original project and certified by the Atascadero City
Council on March 25, 2003. As analyzed within the Initial Study and Mitigated Negative
Declaration, the proposed residential use would have no significant environmental
impacts with the incorporated mitigation, and the project would be consistent with the
General Plan, adopted EIR and mitigation monitoring program. The proposed project
amendments are minor in nature and will not create additional units, bedrooms, or
environmental impacts. Changes are proposed only to the floor plans and elevations,
and placement of the homes on the site, and therefore, the Amendment is consistent
with approved Mitigated Negative Declaration 2002-0038.
Conclusion
The proposed project includes an Amendment to the Master Plan of Development
(CUP) for the Villas at Montecito. Revisions are proposed to the front setback on Lots 1
and 2, and the floor plans and elevations of unit type A (Lots 18 — 29) and unit B (Lots 1
— 4.) Lots 18 through 29 are proposed to be built as detached single-family units, rather
than the attached townhome units which were originally approved in 2003. The
proposed elevation changes are consistent with the City's appearance review manual.
The facades are well balanced with appropriate scale, massing, and architectural
detailing. There are no changes proposed to number of lots, the lot line locations, or the
number of bedrooms in the units. The proposed Master Plan of Development changes
are consistent with the requirements identified in the PD -18 and the Zoning Ordinance.
ALTERNATIVES
1. The Planning Commission may approve the Amendment to Conditional Use
Permit 2002-0074 with modified conditions of approval.
2. The Planning Commission may deny Conditional Use Permit 2002-0074 based
on appropriate findings. To deny the application, the Commission must find that
it is inconsistent with one of the required findings. The motion to deny must
include a finding for denial.
3. The Planning Commission may continue the application and refer the project
back to staff for additional information or analysis. Direction should be given to
staff and the applicant.
ATTACHMENTS:
Attachment 1: Location Map, Zoning and General Plan
Attachment 2: Developer's Statement
Attachment 3: Draft Resolution PC 2010-0022
Attachment 1: Location Map, General Plan and Zoning
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi -Family -16 with Planned Development 18 overlay (RMF -16 / PD 18)
Attachment 2: Developer's Statement
40
BARRATT
GROUP
The Villas at Montecito
Lots 1 — 4 requested revisions to approved plans
The Barratt Group requests to revise the approved plans and elevations for lots 1 — 4, and
relocate the units on lots 1 and 2.
The request for lots 1 and 2:
1. Move the units towards the private drive to get the units off the slope as much as
possible. Currently the approved units as built would be approximately six feet out of
ground at the rear of the home.
2. The proposed units will not encroach onto or over the existing 6' Public Utility
Easements.
3. There will be 4 potential parking spaces in driveways that will be eliminated. The project
exceeds the required parking minimums and there is nearby guest parking provided.
The request for lots 1 — 4:
1. Add a deck to the rear and sides of the units — there is no remaining flat yard space due
to the topography of these lots, so the decks would be the outdoor space for these units
2. Remove a portion of the second floor that currently is built over the side deck, to reduce
some of the mass at the back of the unit, relative to its downhill side.
3. Relocate second floor space to the area above the garage that is currently roof in the
approved plans. To mitigate the impact to the street scene, we have incorporated
massing and architectural features that will enhance the new facade.
2055 Co RTE DEL NOC.AL P4 � 760 842 5565 RARRAT't.COM
C.ARLSBAD. CA ; 92011
Fcommvq-4TV!!-DEVELOPMENT
EMU
' - 4 2010
BARRATT
CROTID
The Villas at Montecito
Lots 18 - 29 requested revisions to approved plans
The Barratt Group requests to revise the approved plans and elevations for lots 18 – 29 and
change the product type from attached paired homes to single family detached homes.
The request for lots 18 - 29:
1. Revise unit plans and exterior elevations into detached units, with a minimum side yard
of 3' clear to face of finish wall from property line.
2. The proposed units would be allowed by the building code to have a V-0" maximum
eave projection into the 3' side yard setback. The exterior elevations show how this will
look with the architectural style.
3. The parking and bedroom count will remain the same as the approved plans, as will the
front setback to building.
4. Fencing would occur only to enclose the rear yard. There will not be any side yard
fencing between units, so as to accommodate access, landscaping and utility meters.
The trash area will be within each garage, and mechanical units (A/C units) will be
located inside the fenced back yard areas.
5. The windows along the "narrow" side yard are primarily small square windows (18" x 18"
or 24" x 24") and predominately will not align with the windows from an adjacent "entry"
side yard. This is depicted on the floor plans where a partial plan of a neighboring home
is shown.
6. These buildings shall conform to the applicable building codes.
2055 CUR7b DEL NODAL en / 760 8+2 G5G5 9ARRATT.COM
AR:.S➢AD, CA / 92011
ATTACHMENT 3: Draft Resolution PC 2010-0022
Amendment to 2002-0074
DRAFT RESOLUTION PC 2010-0022
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, AMENDING
AN AMENDMENT TO CONDITIONAL USE PERMIT 2002-0074
(MASTER PLAN OF DEVELOPMENT) ON
APN 030-481-009 through 012, and 030-481-026 through 037
Lots 1-4 and Lots 18-29 Casa Bella Court (Previously 9500 Las Lomas)
(TAG Investors, LLC)
WHEREAS, an application has been received from Bob Cummings (2055 Corte Del
Nogal, Carlsbad, CA 92011) Applicant, and TAG Investors, LLC (2055 Corte Del Nogal,
Carlsbad, CA 92011), Property Owner, to consider a project consisting of an Amendment to the
Master Plan of Development (CUP 2002-0074) at Lots 1-4 and Lots 18-29 Casa Bella Court
(Previously 9500 Las Lomas) (APN 030-481-009 through 012, and 030-481-026 through 037);
and,
WHEREAS, the site's current General Plan Designation is High Density Residential
(HDR); and,
WHEREAS, the site's current zoning district is Residential Multi -Family -16 with
Planned Development 18 overlay (RMF -16 / PD 18); and,
WHEREAS, the PD -18 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
2002-0074) for the site on March 25, 2003; and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2002-0038 prepared for the original
project and made available for public review in accordance with the requirements of the
California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit Amendment application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Master Plan of Development Amendment; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on November 16, 2010, studied and considered the Master Plan of
Development Amendment (Amendment to CUP 2002-0074), after first studying and considering
Certified Mitigated Negative Declaration 2002-0038 (on file at City Hall), and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings for Approval of Conditional Use Permit Amendment. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD -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. Approval. The Atascadero Planning Commission, in a regular session assembled
on November 16, 2010, resolved to approve an Amendment to Conditional use Permit 2002-
0074, A Master Plan of Development for Planned Development 18, subject to the following:
EXHIBIT A: CONDITIONS OF APPROVAL
EXHIBIT B: 2003 SITE PLAN & Site Statistics (portions superseded)
EXHIBIT B 2: 2010 Amended Site Plan (Master Plan of Development)
EXHIBIT B 3: Lots 1 & 2 Site Plan Detail (20 10 Amended)
EXHIBIT C: LANDSCAPE Plan
EXHIBIT D: GRADING AND DRAINAGE PLAN
EXHIBIT E: 2003 SITE SECTIONS (portions superseded)
EXHIBIT E 2: 2010 Amended Site Sections Lots 18 -29 (Unit A
EXHIBIT E 3: 2010 Amended Site Sections Lots 1 & 2 (Unit B)
EXHIBIT F: STREET SECTIONS
EXHIBIT G: ELEVATIONS & FLOOR PLANS
EXHIBIT G 1: 2010 Amended Unit A (Lots 18 — 29)
EXHIBIT G 2: 2010 Amended Unit B (Lots 1 — 4)
EXHIBIT G 3: 2003 Unit B (Constructed on Lots 7, 8, 9, 10, 12, 13, 14, 15)
EXHIBIT G 4: 2003 Unit C (Constructed on Lots 6, 11, 16, 17)
EXHIBIT G 5: Commercial Office Buildin (g (Lot 5)
EXHIBIT H: COLOR AND MATERIALS
EXHIBIT L• TREE INVENTORY
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
Heather Moreno
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
PD -18 Master Plan of Development Amendment (CUP 2002-0074)/ZCH 2002-0032
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
Planning Services
1. The approval of this use permit shall become final and
PS
effective following City Council approval. (Approved by
City Council March 25, 2003)
2. Approval of this Master Plan of Development shall be valid
FM
PS
concurrently with the life of Tentative Tract Map 2002-
0021 and then indefinitely following final map. The Master
Plan of Development approval shall expire and become
null and void unless a final map is recorded consistent
with the Master Plan of Development.
3. Changes to the Master Plan of Development shall be
On-going
PS
approved by the Planning Commission and do not require
Council action.
4. The Community Development Department shall have the
BP/FM
PS
authority to approve the following minor changes to the
project the (1) modify the site plan project by less than
10%, (2) result in a superior site design or appearance,
and/or (3) address a construction design issue that is not
substantive to the Master Plan of Development. The
Planning Commission shall have the final authority to
approve any other changes to the Master Plan of
Development and any associated Tentative Maps.
5. All subsequent Tentative Tract Maps and construction
BP/FM
PS
permits shall be consistent with the Master Plan of
Development contained herein.
6. All exterior elevations, finish materials and colors shall be
BP
PS
consistent with the Master Plan of Development as shown
in Exhibit G and Exhibit H with the following modifications:
a. Commercial Office Building colors and detailing,
including roof tile, windows, and use of exterior
accent tile treatment shall match the existing
commercial buildings, subject to planning staff
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
approval.
b. The Commercial Office Building colors and detailing,
including roof tile, windows, and use of exterior tile
accent treatment will match the existing commercial
buildings, the wood arbor and entry roof structure be
further extended to provide additional covered area,
the wood arbor be stained a earth tone color, the
window trim accent color and roof fascia be painted a
contrasting accent color, and the rear retaining wall
be integral to the building per the building elevations.
c. All trash storage, recycle storage, and air conditioning
units will be screened from view behind fenced or
landscaped enclosures.
d. All front yard areas within the project site will be
landscaped by the developer.
e. All street frontages along Principal, Las Lomas and
Montecito Avenues and common open space areas
shall be landscaped by the developer.
f. ResidentialTown house back yards will be
landscaped by the individual property owners. All
common area maintenance shall be maintained by
the homeowner's association.
q. The garage doors shall be architectural grade and
either match the wood entry doors or be painted to
match the selected body color
h. Roof overhang / eves shall be included on all
elevations, including Lots 18 — 29, which are
approved with reduced setbacks.
J. Side elevations on Lots 18 — 29 shall be designed so
that windows of adjacent homes do not align.
Privacy between the units shall be created through
the use of taller clerestory windows (installed above
eve level) and small square windows which are offset
from the adjacent residence.
7. All site development shall be consistent with the maximum
BP/FM
PS
intensities and standards identified in the statistical project
summary as shown on Exhibit B, or as amended in the
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD-18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
2010 site plan identified in Exhibit B2 and B3..
8. All site work, grading and site improvements shall be
BP/FM
PS
consistent with the Master Plan of Development as shown
in Exhibit GB through E, and Exhibit I.
9. Native oaks trees shall be preserved and protected during
BP
PS
construction unless approved for removal.
Tree protection shall be in place prior to the issuance of
any construction permits and the arborist shall be under
contract to monitor tree protection.
The following recommendations from the project arborist
shall be applied:
Tree Protection:
During construction, after the necessary trees that are
to be removed, the following shall be accomplished and
checked by the Arborist and/or a City Representative.
Snow/Construction fencing shall be erected at the drip
line of all trees that are to be preserved. The supporting
tee posts shall be placed no further apart that 6' due to
sagging and should remain in place during the entire
construction process. Any construction within the drip
lines shall have the Arborist and/or a City
Representative present to direct the operation and
protect both the root and branch systems.
If tree trunks are close to construction are not protected
by snow/construction fencing they shall be protected
with 2"x4" boards 6' long plus wired together the tree at
6" o.c. all the way around the tree. If the board length is
not possible due to branches or tree curvature then
shorter boards may be used.
Utilities:
If utilities are to be run close to a tree that is to be saved
the trenching shall be stopped at the drip line and the
trench is to be dug either by hand or boring might be
necessary. The boring shall be at a depth of no less
than 3' deep. If roots are encountered over 3" in
diameter they shall be cut by hand in a straight line
perpendicular to the direction of the root. If there are
many roots in this situation the Arborist and/or City
Representative shall be called and possibly boring shall
become necessary.
Hardscape:
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
If the hardscape is to be placed within the drip line of
the tree care shall be taken so that root damage is
maintained at a minimum. If roots are cut by equipment
that are over 3" in diameter they shall be then recut by
hand perpendicular to the direction of the travel of that
root.
If the roots are to be paved over they shall be done so
with the porous pavers. These pavers shall be laid, in
road areas, on 3" of un -compacted Class 2 base. This
base shall have a leveling course of sand 1" deep
placed over the top and then the porous pavers placed
on top.
In the sidewalk areas, within the drip line of trees, the
area shall be graded to the correct grade and not
compacted. A leveling course of sand shall be placed
over the new grade and the porous pavers added so
that the final grade is at the correct elevation.
The edges of the paves shall be retained in place by
concrete curbs. In lawn or shrub areas the curbs shall
be 6" x6" concrete. In road areas the curbs shall be
placed at 2" below grade and reinforced with the
recommended rebar size and quantity. The above
grade size of the curb shall be as required by the
Project Engineer. The curbs shall be pegged with
1'x1'x1' pothole every four to six linear feet, to place the
peg out of the root area.
Building Envelopes:
If the foundations of the buildings are within the drip line of
trees to be saved the foundations shall span across areas
of roots as recommended by the Engineer and approved
by the Engineer, Arborist and/or the City Representative
on the site. The depth and size of the foundation pilings
shall be determined by the Project Engineer.
Any new tree impacts resulting from the 2010 site plan
revisions on Lots 1 -4 and Lots 18 — 29 shall be analyzed
by an arborist and mitigated during building permits.
10. A final landscape and irrigation plan shall be approved
BP
PS
prior to the issuance of building permits and included as
part of site improvement plan consistent with EXHIBIT D,
and as follows:
■ All exterior meters, air conditioning units and
mechanical equipment shall be screened with
landscape material. Trash/recycle container areas shall
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
be screened with fencing or landscape.
■ All front yards and common areas, and all street
frontages shall be landscaped by the developer. All
landscape maintenance shall be the responsibility of the
individual property owner. All common areas and street
frontages shall be maintained by the Homeowner's
Association.
• The street trees (town house front yard trees, and the
street trees along Principal, Las Lomas, and Montecito)
shall be 24 -inch box size and double staked.
■ Five trees shall be added along the east side of the
proposed office building.
■ Proposed tree wells between town house driveways
shall be 5'x 5'minimum inside dimension.
■ Native street trees shall be planted along Las Lomas
Avenue.
■ The lot #30 pedestrian pathway shall be constructed of
decomposed granite or similar material.
■ The lot #30 shall include supplemental landscaping and
native tree and shrub planting with appropriate
automatic irrigation, subject to staff approval.
■ All street frontages along Principal, Las Lomas and
Montecito Avenues and common open space areas
shall be landscaped by the developer.
11. All project fencing shall be installed consistent with
BP
PS
Exhibits A, B, and C subject to the following modifications.
A final fencing plan shall be approved prior to the
issuance of building permits for individual site
improvements:
a. The perimeter fence along Lot 30 shall be Fence
Detail #1 (see-through metal picket). Fence Detail #3
(combination wall/picket) shall be applied to each
town house lot backing Principal, Las Lomas, and
Montecito Avenues.
b. The south gate shall be a full-time automatic exit -only
gate.
c. A pedestrian access gate will be located at the
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
Principal Avenue entrance and at the western
perimeter location along residential lot #9.
d. The proposed split -face CMU material shall be a
deep earth tone color or high quality design with
finish cap, subject to staff approval.
e. Fences shall not be installed on interior side property
lines of Lots 18- 29, unless a minimum setback of 5
feet is provided between each adjacent unit and the
interior property line. Where setbacks are less than 5
feet to the property line, a reciprocal access
easement shall be provided to allow access for
adjacent units within the side setback area. Fencing
may be used in the rear yards of Lots 18 — 29 to
provide private yard areas.
d.f. All trash cans shall be stored in the garage or behind
fences in the back yard.
12. Retaining wall design & material shall compliment the
GP
PS
design theme and colors of the commercial -office building.
BP
13. Provisions for on-site pedestrian circulation reciprocal
GP
PS
access between the adjacent westerly property shall be
BP
required at the location identified on the site plan.
14. Apply the following tree mitigation, noting that planting
GP
PS
of native trees may be credited against the following fee
calculation, subject to staff approval: (Mitigation Fee
Table
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
9500 Las Lomas Avenue
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
Evergreen Native Trees (inches) Deciduous Native Trees (inches) Totals
dbh _ notes dbh notes
1 138 -inches live oak 1 308 -inches w hite oak
2 2
3 3
4 4
5 5
6
e
7
6 8
Total 138 -inches Total 308 -inches 446 -inches
Mitigation Requirement
Tree Fund Payment: $ 1,150.00 Tree Fund Payment: $ 5,133.33 $ 6,283.33
15. Two units shall be reserved as deed restricted
FM, BP
PS, CE
affordable unit affordable unit in the moderate category
for a 15 year period. Prior to recordation of final map,
the applicant shall enter into a legal agreement with the
City to reserve '/z of the units for sale to residents or
workers within the City of Atascadero. One of the units
shall be the deed restricted affordable units. The
agreement shall include the following provisions:
a) 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.
b) 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.
c) The Atascadero resident or worker restriction shall
apply to the initial sale only.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
a) The applicant shall identify which units will be reserved.
b) The City Attorney shall approve the final form of the
agreement.
16. The project applicant shall establish a Homeowners
FM, BP
PS, CE
Association for the town homes project to be funded by
residences and to be responsible for the maintenance,
repair and replacement of all on-site common areas and
facilities, and enforcement of the town house
community CC&R's. CC&R's are required with Final
Map.
17. One guest parking spaces shah -Maybe eliminated along
FM, BP
PS, CE
lot #30 if necessary to provide sufficient room for the
proposed pathway.
18. A reciprocal access and parking agreement shall be
FM, BP
PS, CE
required connecting the proposed office building lot to
the adjacent parking lot property.
Building Services
19.. A soils investigation prepared by a licensed
BP
FM
Geotechnical Engineer is to be provided for the
project. The report is to be provided at the time of
building permit submittal along with the building plans
for review by the Building Division.
Recommendations contained in the report are to be
incorporated into the project plans.
Fire Marshal
20. Dimension the width of driveway. A minimum 20' total
BP
BS
width with a minimum head clearance of 13'-6" is to
be provided to each building location. Access drives
with slopes less than 12% are to have an all-weather
surface.
21. Show location of existing and any proposed fire
BP
BS
hydrants. As presented, the project requires one fire
hydrant located central to the site along the proposed
road..
22. Provide a letter from the Atascadero Mutual Water
BP
BS
Company stating the minimum expected water
available to the site. Amount available must meet
min. requirement specified in the California Fire Code.
23. Note approved address signage is to be provided.
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BS
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
24. Note on plans that fire lanes shall be delineated to
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BS
restrict parking as required by the Fire Authority.
City Engineer
Standard Conditions
25. All public improvements shall be constructed in
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CE
conformance with the City of Atascadero Engineering
Department Standard Specifications and Drawings
and/or as directed by the City Engineer.
26. In the event that the applicant is allowed to bond for
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the public improvements required as a condition of
the final map, the applicant shall enter into a
Subdivision Improvement Agreement with the City
Council.
27. An engineer's estimate of probable cost shall be
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submitted for review and approval by the City
Engineer to determine the amount of the bond.
28. The Subdivision Improvement Agreement shall record
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concurrently with the Final Map.
29. An encroachment permit shall be obtained prior to the
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issuance of building permit.
30. The applicant shall enter into a Plan Check/inspection
GP, BP
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agreement with the City.
31. A six (6) foot Public Utility Easement (PUE) shall be
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provided where needed
32. The applicant shall be responsible for the relocation
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and/or alteration of existing utilities.
33. The applicant shall install all new utilities (water, gas,
GP, BP
CE
electric, cable TV and telephone) underground.
Utilities shall be extended to the property line frontage
of each lot or its public utility easement.
34. The applicant shall monument all property corners for
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CE
construction control and shall promptly replace them
if disturbed.
35. The applicant shall acquire title interest in any off-site
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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.
36. Slope easements shall be provided as needed to
GP, BP
CE
accommodate cut of fill slopes.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
37. Drainage easements shall be provided as needed to
GP, BP
CE
accommodate both public and private drainage
facilities.
38. A preliminary subdivision guarantee shall be
GP, BP
CE
submitted for review in conjunction with the
processing of the map.
39. All existing and proposed utility, pipeline, open space,
GP, BP
CE
or other easements are to be shown on the parcel
map. If there are building or other restrictions related
to the easements, they shall be noted on the parcel
map. The applicant shall show all access restrictions
on the parcel map.
40. The final map shall be signed by the City Engineer
GP, BP
CE
prior to the map being placed on the agenda for City
Council acceptance.
41. Prior to recording the final map, the applicant shall
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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.
42. Prior to recording the final map, the applicant shall set
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CE
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.
43. Prior to recording the parcel map, the applicant shall
GP, BP
CE
pay all outstanding plan check/inspection fees.
44. Prior to recording the map, the applicant shall complete
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CE
all improvements required by these conditions of
approval.
45. Prior to recording the parcel map, the applicant shall
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CE
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.
46. Upon recording the final map, the applicant shall
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provide the City with a black line clear Mylar (0.4 mil)
copy and a blue line print of the recorded map and a
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
digital copy of the map.
47. Prior to the final inspection of any public improvements,
GP, BP
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the applicant shall submit a written statement from a
registered civil engineer that all work has been
completed and is in full compliance with the approved
plans.
48. Prior to the final inspection, the applicant shall submit a
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written certification from a registered civil engineer or
land surveyor that all survey monuments have been set
as shown on the final map.
GP, BP
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City Engineer
Site Specific Conditions
49. Prior to approving the road abandonment, the
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applicant shall have the application 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 which indicates their review of
the application. The letter shall identify any new
easements which may be requires by the utility
company. A copy of the letter shall be submitted to
the City. New easements shall be recorded prior to or
concurrently with the road abandonment.
50. Provisions for on-site pedestrian circulation reciprocal
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access between the adjacent westerly property shall be
required at the location identified on the site plan.
Public Improvements
51. All public improvements shall be design by a registered
GP, BP
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Civil Engineer and constructed in conformance with the
City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City
Engineer.
52. Concrete curb, gutter and sidewalk are required to be
GP, BP
CE
constructed along the project frontage on Principal Ave,
Las Lomas Ave and Montecito Ave. The existing
pavement shall be saw cut a minimum of 3 feet from the
new gutter lip and removed. New asphalt shall be
laced to City Standard. Cross fall on the road surface
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
to the gutter shall be City Standards. No parking sign
will be installed along these frontages. A 4 -foot clear
path of travel will be provided on the sidewalk at all
times.
53. This project is required to overlay Principal Ave from EI
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CE
Camino Real to the private entrance driveway with a
minimum of 2 inch of Asphalt. The existing asphalt will
be ground from the gutter lip to 6 feet back, to allow for
a smooth transition to the gutter.
Private Improvements
54. All onsite improvements are private except for utilities.
GP, BP
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The homeowner association will be responsible all
maintenance, including, road, drainage and grading.
The project C,C&R's shall detail this maintenance.
Traffic
55. Applicant will be required to participate in costs of
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CE
modeling traffic impacts from this project via the City
traffic model. City Engineer will forward project data to
the City's consultant for inclusion in the model.
Solid Waste
56. Turn around for solid waste collection vehicles will be
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CE
provided per Atascadero Waste Alternative standards
Drainage
57. This project proposes to drain storm water offsite to
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existing gutters on EI Camino Real and Principal Ave
per the Preliminary Grading Plan and Drainage
Calculations produced by Westland Engineering. The
storm water will than be conveyed in the gutter to an
existing drop inlet on EI Camino Real north of Principal
Ave. The storm water flows from the drop inlet are
conveyed in an existing earthen swale through several
private properties, under Pino Solo Ave., through Chalk
Mountain Golf Course, under the UPRR tracks and to
the Salinas River. Listed below are specific conditions
for the drainage of this project.
58. Detailed plans and calculations will be provided for the
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onsite proposed drainage system and the offsite
drainage system through the commercial center below
this project. Easements for all flows through the
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
commercial center from the Villa at Montecito will be
required. Flows will not be allowed to cross over
sidewalks or driveway approaches.
59. A under sidewalk drain, or other device, will be used to
GP, BP
CE
convey the flows from the private drive to Principal Ave.
60. The combined flow in the gutters on EI Camino Real
GP, BP
CE
and Principal Ave will not over top the curb in a 10 -year
event. Where the discharge gutter capacity is exceeded
a storm drain or other facilities shall be provided to
convey the excess flow.
61. The down stream culverts under private driveways and
GP, BP
CE
Pino Solo Ave will be upsized, if necessary, to take the
increased flows.
62. If any of these conditions cannot be met, then on site
GP, BP
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detention basins, other mitigation to mitigate the down
stream impacts will be required.
63. All requirements of Section 5 "Storm Drainage" of the
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Engineering Department standard specifications and
drawings will be met.
64. Obtain approval by the City Engineer of the grading &
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drainage plan and the storm drain design & facilities.
Revised grading and drainage plans shall be submitted
with building permits for Lots 1-4 and Lots 18 — 29 to
address the 2010 site plan changes.
65. Submit calculations to support the design of any
GP, BP
CE
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.
66. Show the method of dispersal at all pipe outlets. Include
GP, BP
CE
specifications for size & type.
67. Show method of conduct to approved off-site drainage
GP, BP
CE
facilities.
68. Concentrated drainage from off-site and onto offsite
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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.
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
Wastewater Department
69. Applicant shall pay sewer Extension (Annexation),
GP, BP
CE
Connection and Reimbursement fees (if applicable)
upon issuance of building permit.
70. Gravity mains and other sewer facilities within the
GP, BP
CE
subdivision shall be privately owned and maintained.
Any residences that can not gravity feed into the private
sewer main will required private lift stations. The
maintenance and operation of the lift stations will be the
private owners responsibility.
71. Gravity mains within the subdivision shall be eight (8)
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inches in diameter.
72. Gravity mains shall terminate in manholes.
GP, BP
CE
73. Whenever possible, sewer mains shall be laid out in a
GP, BP
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straight line between structures.
74. Drainage piping serving fixtures which have flood level
GP, BP
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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.
75. Final project inspection shall be contingent upon
GP, BP
CE
completion of the public sewer extension and Public
Works final inspection.
76. Applicant shall have six (6) months from public sewer
GP, BP
CE
extension final inspection to submit accurate record (as -
built) drawings and a reimbursement map/agreement
that has been approved by the Director of Public Works.
After the six-month deadline, all right to receive
reimbursement from others connecting the public sewer
extension shall be waived.
77. A City of Atascadero Sewer Extension Performance
GP, BP
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Agreement shall be executed.
Atascadero Mutual Water Company
78. Prior to the issuance of building permits, the applicant
GP, BP
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shall submit plans showing the water distribution
facilities required to serve the project for review and
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PD -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
approval by the Atascadero Mutual Water Company
(AMWC). The plans shall show all facilities required
for fire protection. The plans shall show all cross -
connection devices required to isolate the fire
protection and landscape irrigation systems from the
domestic water system.
79. Prior to the issuance of building permits, the applicant
GP, BP
CE
shall obtain a "Will Serve" letter from the Atascadero
Mutual Water Company for the newly created lots.
80. Prior to starting construction of the water system
GP, BP
CE
improvements, the applicant shall pay all installation
and connection fees required by AMWC
81. All water distribution facilities shall be constructed in
GP, BP
CE
conformance with AMWC standards, policies and
approved procedures. All cross connection devices
shall be constructed in conformance with AWWA and
Department of Health Services standards.
82. The applicant shall show how domestic and fire
GP, BP
CE
suppression service will be provided to commercial
building.
83. Show landscape meters for common area
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landscaping.
84. Show details for main extension tie in points at
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Montecito Ave and Principal Ave. Main extension
shall be a minimum of 8" C900 CL 150 PVC pipe.
Show size of main extension, and existing water
mains, on plans.
85. Condominiums require separate water meters for each
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individual unit. Show locations of all water meters per
AMWC standards. Separate private easements are
recommended for units that do not front along
roadway containing water main.
86. Show all fire suppression appurtenances that
GP, BP
CE
Atascadero Fire Department is conditioning for this
project.
Mitigation Measures
Mitigation Measure 1.c: All lighting shall be designed to
BP
PS
1.0
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
30 -feet in height, limit intensity to 2.0 foot candles at ingress
/egress, and otherwise 0.6 foot candle minimum to 1.0
maximum in parking areas. Fixtures shall be shield cut-off
type. Avoid wall mount fixtures at rear of commercial building,
except at exits.
Mitigation Measure 3.b: The project shall be conditioned to
BP
PS
3.b
comply with all applicable District regulations pertaining to the
control of fugitive dust (PM -10) as contained in section 6.4 of
the Air Quality Handbook. All site grading and demolition plan
Conditions of Approval /
Mitigation Monitoring Program
9500 Las Lomas Avenue
PO -18 Master Plan of Development
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
notes shall list the following regulations:
A. All material excavated or graded shall be sufficiently
watered to prevent excessive amounts of dust. Watering
shall occur at least twice daily with complete coverage,
preferably in the late morning and after work is finished for
the day.
B. All clearing, grading, earth moving, or excavation activities
shall cease during periods of high winds (i.e. greater than
20 mph averaged over one hour) so as to prevent
excessive amounts of dust.
All material transported off-site shall be either sufficiently
watered or securely covered to prevent excessive
amounts of dust.
The area disturbed by clearing, grading, earth moving, or
excavation operations shall be minimized so as to prevent
excessive amounts of dust.
Permanent dust control measured identified in the
approved project revegetation and landscape plans shall
be implemented as soon as possible following completion
of any soil disturbing activities.
Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading shall be
sown with fast -germinating native grass seed and watered
until vegetation becomes established.
All disturbed areas not subject to revegetation shall be
stabilized using approved chemical soil binders, jute
netting, or other methods in advance by the APCD.
All roadways, driveways, sidewalks, etc. to be paved shall
be completed as soon as possible. In addition, structural
foundations shall be completed as soon as possible
following building pad construction.
On-site vehicle speed shall be limited to 15 mph for any
unpaved surface.
All unpaved areas with vehicle traffic shall be watered at
least twice per day, using non -potable water.
Streets adjacent to the project site shall be swept daily to
remove silt which may have accumulated from
construction activities so as to prevent excessive amounts
of dust from leaving the site.
Wheel washers may be required when significant offsite
import or export of fill is involved.
M. Large canopy shade trees shall be provided along street
frontages and within parking areas to shade paved areas
and minimize urban heat build-up.
Mitigation Measure 4.e.1: Prior to Planning Commission
BP
BS
4.e.1
consideration of the proposed project, a Tree Protection Plan
shall be prepared by a Certified Arborist and submitted for
attachment to the Planning Commission staff report for the
proposed project. All tree removals shall be mitigated
according to the Atascadero Tree Ordinance, and the
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
proposed Tree Retention/Removal Inventory by payment into
the Tree Mitigation Fund. The plan shall include
recommended performance standards for preservation of all
trees proposed for retention during construction and
implementation.
Mitigation Measure 4.e.2: Prior to approval of the Precise
BP, GP
PS
4.e.2
Grading Plan, a Tree Protection Plan prepared by a Certified
Arborist shall be submitted and approved for the proposed
project. All tree removals shall be mitigated according to the
Atascadero Tree Ordinance, by payment into the Tree
Mitigation Fund, and on-site native tree planting per the
proposed Tree Retention/Removal Inventory.
Mitigation Measure 4.e.3: The building permit site plan shall
BP, GP
PS
4.e.3
identify all protection and enhancement measures
recommended by the Certified Arborist in the Tree Protection
Plan. Tree protection fencing shall be installed at the locations
called out in the Tree Protection Plan.
Mitigation Measure 4.e.4: The developer shall contract with a
BP, GP
PS
4.e.4
certified arborist during all phases of project implementation.
The certified arborists shall be responsible for monitoring the
project during all phases of construction through project
completion, as follows:
(a) A written agreement between the arborist and the
developer outlining a arborist monitoring schedule for
each construction phase through final inspection shall be
submitted to and approved by planning staff prior to the
issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with
engineering /planning staff, grading equipment operators,
project superintendent to review the project conditions and
requirements prior to any grubbing or earth work for any
portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the
meeting. Tree protection fencing shall be installed as
identified in the tree protection plan. Trees requiring this
protection are: #1, 7, 8, 9, 10, 20, 21, 22, 25, 26, 27, 28,
30, 34, 35, 36, 37, 38, 44, 45, 46, 49, 50, 51, 52, 53, 54.
55, and 56 as identified on the Tree Protection Inventory.
(c) As specified by the arborist report and City staff:
■ Remove all berry vines and trees designated for
removal by hand;
■ Prune all trees to be saved for structural strength and
crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and
tree pruning.
■ All trenching or grading within the protected root zone
area, outside of the tree protection fence shall require
hand trenching or preserve and protect roots that are
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO-18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced
protected area.
■ Any roots that are 4 inches in diameter or larger are
not to be cut until inspected and approved by the on-
site arborist.
(d) Upon project completion and prior to final occupancy a
final status report shall be prepared by the project arborist
certifying that the tree protection plan was implemented,
the trees designated for protection were protected during
construction, and the construction-related tree protection
measures are no longer required for tree protection.
Mitigation Measure 4.e.5: The project landscape shall include
BP, GP
PS
4.e.5
requiring 24-inch box sized street trees for all street trees
planted along any private or public streets and as identified on
the preliminary landscape plan.
Mitigation Measure 5.b: Should any cultural resources be
GP
BS
5.b
unearthed during site development work, the provisions of
CEQA -Section 15064.5, will be followed to reduce impacts to
a non-significant level.
Mitigation Measure 6.b.1: The Building Permit Application
GP
PS, BS, CE
6.b.1
plans shall include erosion control measures to prevent soil,
dirt, and debris from entering the storm drain system during
and after construction. A separate plan shall be submitted for
this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
Mitigation Measure 6.b.2: All cut and fill slopes shall be
GP
BS
6.b.2
hydroseeded with an appropriate erosion control method
(erosion control blanket, hydro-mulch, or straw mulch
appropriately anchored) immediately after completion of
earthwork between the months of October 15 through April 15.
All disturbed slopes shall have appropriate erosion control
methods in place. Duration of the project: The contractor will
be responsible for the clean-up of any mud or debris that is
tracked onto public streets by construction vehicles.
Mitigation Measure 6.c.d: A soils report shall be required to be
GP
PS, BS, CE
6.c.d
submitted with a future building permit by the building
department. The building plans will be required to follow the
recommendations of the soils report to assure safety for
occupants and buildings.
Mitigation Measure 8.e.f.1: Drainage calculations are required
GP
PS, BS, CE
8.0.1
per section 5 of Atascadero Engineering Standards. The
"Retention Areas" will be sized for the detention of the 50 year
developed storm runoff, while metering out the 2 year
undeveloped storm runoff.
Mitigation Measure 8.e.f.2: A Stormwater Pollution Prevention
BP, GP
PS, BS
8.e.f.2
Plan (SWPPP)/Erosion Control Plan shall be submitted and
approved by the City Engineer prior to the issuance of the
building permit. The plan shall include storm water measures
for the operation and maintenance of the project for the review
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
9500 Las Lomas Avenue
GP: Grading Permit
FD: Fire Department
PO -18 Master Plan of Development
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
2010 Amendment
CUP 2002-0074/ZCH 2002-0032
and approval of the City Engineer. The Building Permit
application plans shall identify Best Management Practices
(BMPs) appropriate to the uses conducted on site that
effectively prohibit the entry of pollutants into storm water
runoff.
Mitigation Measure 8.e.f.3: The developer is responsible for
GP
BS, CE
8.0.3
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.
Mitigation Measure 11.d: All construction activities shall
GP
BS, CE
11A
comply with the City of Atascadero Noise Ordinance for hours
of operation.
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
Further, 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.
EXHIBIT B: 2003 Original Site Plan PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
0.
ai 9 n3$�Q
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$ 3#_ :9Ah iF64 < _ �6 $ i:lf J�99 ,
i 1111 c666 I hll i 6)06 $ nizi . wn 'a'R � lz I P4 66Da 4 "til < nY § $ Nit. Y;
• 999h A 94 _h4A I a#9< m I.a C99h
EXHIBIT B 2: 2010 Amended Site Plan PD -18 Master Plan of Development (CUP 2002-0074)
EXHIBIT B 3: 2010 Amended Site Plan: Lots 1 & 2 Detail
EXHIBIT C: Landscape Plan (Approved for 2003 Original Site Plan)
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
�. i Alm'
n?t
—®�...q,.h5�w� Y/Wi9il U81 �,3.96i-0-i9i f5Yb)
Revisions required with
Building Permits for Lots 1 - 4
8t Lots 18 — 29 to match
amended site plans
S9L299i- •,ate- --6 va .. ;.:. �.
._ oit,�aioop[is esfRA aR.ti 3<2+l -d "is'�..
EXHIBIT D: Grading and Drainage Plan (per 2003 Original Site Plan)
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT E: K SITE SECTIONS
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
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EXHIBIT E 2: 2010 Amended Site Sections: Lots 18 - 29 (Unit A)
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
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EXHIBIT E 3: 2010 Amended Site Sections: Lots 1 - 2 (Unit B)
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT F: STREET SECTIONS
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
Note: All sidewalk along
Las Lomas, Montecito, and
Principal Avenues are to be
concrete.
• N
d! Ma
m ime ai In a
V y N
0
� g scene
la
g
;tea
Ei4 - N4
Removed from Project;
Original 2003 Unit A not constructed
& superseded by 2010 Amended
Elevations & Floor Plans
Removed from Project;
Original 2003 Unit A not constructed
& superseded by 2010 Amended
Elevations & Floor Plans
EXHIBIT G 1: 2010 Amended UNIT A ELEVATIONS AND FLOOR PLANS; LOTS 18 - 29
PD -18 Master Plan of Development (CUP 2002-0074)
Unit A
First Floor (Garage)
BEDROOM 3
AREA ANALYSIS
STUDY
1- -
Second Floor
Init A
alternate
Third Floor
RESIDENTIAL
AREA
PLAN 1A
FIRST FLOOR
133.54
SECOND FLOOR
1041.95
THIRD FLOOR
698.64
TOTAL LIVING AREA
1875.09
G,4R4GE
1 547.45
STUDY
1- -
Second Floor
Init A
alternate
Third Floor
I
I
Ant
,=I IN Frmi,- - -55 IN
lim EN
I IN
0 m m rmm Mm
EXHIBIT G 3: 2003 UNIT B ELEVATIONS AND FLOOR PLANS_.;
CONSTRUCTED ON LOTS 7, 8, 9, 10, 12, 13, 14, 15
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT G 3: 2003 UNIT B ALTERNATE ELEVATIONS AND FLOOR PLANS_
CONSTRUCTED ON LOTS 7, 8, 9, 10, 12, 13, 14, 15
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT G 4: 2003 UNIT C ELEVATIONS AND FLOOR PLANS,
:ONSTRUCTED ON LOTS 6, 11, 16, 17
ID -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT G 4: 2003 UNIT C ALTERNATIE ELEVATIONS AND FLOOR PLANS,
CONSTRUCTED ON LOTS 6, 11, 16, 17
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT G 5: COMMERCIAL OFFICE BUILDING ELEVATIONS AND FLOOR PLANS (LOTS 5)
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
EXHIBIT H: EXTERIOR COLOR & MATERIAL SAMPLE BOARD
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
See File for Colors
Km1vp (cuy tytel
0324 flan MWnx) VkM
MU, tna
rw dm ►name wnaar mane
kAWd ivwwu ml%wd NtNl)
Glean 64wrg dear 64i#p
:7NCOfs "y
S AKW
x -Tl MUM POW-"
La Hila
xbb Scutum" MofA t33 ire Nory
L Hamra La Habra
stuc4o
X-'30 Crvstd mute
1 LA Halm
Stucco
x -SW Terra Tan
LA Habra
EXHIBIT I: TREE INVENTORY
PD -18 Master Plan of Development (CUP 2002-0074)/ZCH 2002-0032
E �
\�,
Y _ l
q `. 1
SANTA
AygryUE � _
at ' d cito
Trees to be Removed or Retained
Tree N Removed Retained Tree N R. -cd Retained
1 X 31x
2 \ 32 X
3 X 33 X
4 a 34 X
5 x 35 X
6 X 36 X
7 X 37 X
8 X 3"x
9 X 39 X
10 X 40 X
11 X 41 X
12 X 42 X
13 X 43 X
14 X 44 X
15 X 45 X
16 X 46 X
17 X 47 X
18 X 48 X
19x 49 X
20 X 50 X
21 X 51 X
22 X 52 X
23 X 53 X
24 X 54 X
25 X 55 X
26 X 56 X
27 X 57 This tree has fallen down since
28x the original tree analysis was
29 X conducted.
30 X