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HomeMy WebLinkAboutPC_2007-03-06_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, March 6, 2007 — 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson O'Keefe Vice Chairperson Fonzi Commissioner Jack Commissioner O'Grady Commissioner Slane Commissioner Marks Commissioner Heatherington PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA 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. 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 five 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) City of Atascadero Planning Commission Agenda CONSENT CALENDAR Regular Meeting March 6, 2007 Page 2 of 5 (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions) 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON FEBRUARY 6, 2007. 2. APPROVAL OF MINUTES OF THE SPECIAL JOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION RANCHO DE PARAISO SITE TOUR ON FEBRUARY 8, 2007. 3. APPROVAL OF MINUTES OF THE SPECIAL JOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION ON FEBRUARY 20, 2007. 4. APPROVAL OF TIME EXTENSION ON TENTATIVE TRACT MAP 2001-0011, TRACT 2445, 6340 ALCANTARA AVE., (LORAINE RUSSELL) 5. APPROVAL OF TIME EXTENSION ON TENTATIVE TRACT MAP 2003-0039, TTM, 2004-0064,2555,2605,2705 EL CAMINO REAL (PETER LAUGHLIN) 6. APPROVAL OF TIME EXTENSION ON TENTATIVE TRACT MAP 2004-0048, 5310 CARRIZO ROAD, (FRED MACHADO) 7. APPROVAL OF TIME EXTENSION ON TENTATIVE PARCEL MAP 2002-0028, 9230 VISTA BONITA (MICHAEL FREDERICK) 8. APPROVAL OF FINAL MAP 2005-0116, 7392 SANTA YSABEL AVE., (PATRICK KENNEDY) 9. APPROVAL OF FINAL MAP 2006-0146,6004 SAN PALO ROAD (SCHNEIDER) COMMUNITY DEVELOPMENT STAFF REPORTS City of Atascadero Planning Commission Agenda PUBLIC HEARINGS Regular Meeting March 6, 2007 Page 3 of 5 (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 five 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).) 10. SANTA YSABEL PLANNED DEVELOPMENT PD 25, ZCH-2005-0110, TTM - 2005 -0081, CUP -2005-0174 Owners: Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 & Project Title: Niral Patel, 175 S. Mesa Road, Nipomo CA 93444 Project Title: PLN -2099-0792, Zone Change 2005-0110, CUP 2005-0174, TTM 2005-0081, PD -25 Project Location: 7298 & 7312 Santa Ysabel Avenue, Atascadero, CA 93422 Project (San Luis Obispo County) APN 030-121-003 & 004 Project An application for a Zone Change, Conditional Use Permit, and Tentative Tract Map for Description: the construction of 12 new single-family attached homes on individual lots that will be developed under the requirements of Planned Development 25 overlay district within the RMF -16 Zoning District. Proposed homes range in size from 1512 to 1602 square feet of living space plus one or two -car garages. The project includes attached units with one home per lot. Additional parking is included in each driveway and four guest spaces are also provided on site. There are no native trees on site. The project includes a parking court which will take access off of Santa Ysabel Ave. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi -Family -116 RMF -16 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The proposed Mitigated Negative Declaration is available for public review from Determination: at 6907 EI Camino Real, Community Development Department, from 8:00 a.m. to 5:00 Environmental p.m., Monday through Friday. 11. TENTATIVE PARCEL MAP 2005-0073, 8200 COROMAR AVE. Owner: Kevin Healey, PO Box 282, Templeton CA 93465, Phone: 460-0350 Project Title: TPM 2005-0073: PLN 2099-0207; minor subdivision on >10% slopes. Project Location: 8200 Coromar Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 056-091-047 Project The project consists of an application to subdivide an existing 1.51 (net and gross) acre Description: lot into two (2) lots. Parcel 1 is proposed as a flag lot consisting of 0.79 net (0.88 gross) acres and Parcel 2 is proposed at 0.63 (net and gross) acres. The site contains several native oak trees and is currently vacant. Proposed Parcel 1 contains a 14.3% average slope; Proposed Parcel 2 contains average slope of 17.2%. Building envelopes are included on both proposed parcels. An access road and development of the two single family residences will result in the removal of 17 Live Oaks, 7 Blue Oaks, 1 Valley oak, and 1 Tyrone ranging in size from 2 -inches to 21 -inches. An additional thirty one (31) native trees will be impacted during construction (approximate). Parcel 2 will have access to Coromar Avenue by an access easement located on the flag portion of Parcel 1. The subject site is within a sewer service area. General Plan Designation: SFR -X Zoning District: RSF-X Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The certified Mitigated Negative Declaration is available for public review at Determination: 6907 EI Camino Real, Community Development Department from 8:00 a.m. to 5:00 p.m., Monday through Friday. City of Atascadero Planning Commission Agenda Regular Meeting March 6, 2007 Page 4 of 5 COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on Monday, March 19, 2007 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 March 6, 2007 Page 5 of 5 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 Annex business hours at the Community Development counter 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. 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, (805) 461-5000, or the City Clerk's Office, (805) 461-5000. 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 AGENDA ITEMS 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 podium. If you wish to speak for, against, or comment in any way: • You must approach the podium and be recognized by the Chairperson • Give your name and address (not required) • Make your statement • All comments should be made to the Chairperson and Commission • All comments limited to 5 minutes (unless changed by the Commission) • No one may speak for a second time until everyone wishing to speak has had an opportunity to do so, and no one may speak more than twice on any item. If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the City's projector will 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 Chairperson 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 Council. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having business with the Commission to: • Please approach the podium and be recognized • Give your name and address (not required) • State the nature of your business This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Commission). CALL TO ORDER ITEM NUMBER: 1 DATE: 3-6-07 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting Tuesday, February 6, 2007 — 7:00 P.M. Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner O'Grady led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jack, Marks, O'Grady, and Chairperson O'Keefe Absent: Commissioner Slane Others Present: Recording Secretary Grace Pucci Staff Present: Community Development Director Warren Frace, Public Works Director / City Engineer Steve Kahn, Deputy Community Development Director Steve McHarris, Associate Planner Kelly Gleason and Assistant Planner Callie Taylor. APPROVAL OF AGENDA Chairperson O'Keefe recommended moving Item #B & C to the end of the agenda. MOTION: By Commissioner Fonzi and seconded by Commissioner Jack to approve the agenda. Motion passed 5:0 by a roll -call vote. PC Draft Minutes 02/06/07 Page 1 of 11 PLANNING COMMISSION BUSINESS A. ADMINISTRATION OF OATH OF OFFICE Marcia Torgerson, City Clerk, will administer the Oath of Office to new Planning Commissioner, Pamela Heatherington. In the absence of the City Clerk, Deputy City Clerk Grace Pucci administered the Oath of Office to new Planning Commissioner Pamela Heatherington. Commissioner Heatherington joined the meeting. DISCLOSURE OF EX PARTE COMMUNICATIONS: Orem PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JANUARY 16, 2007. 2. APPROVAL OF FINAL MAP 2006-0137, TRACT 2694, 6750 SAN GABRIEL ROAD (TTM 2004-0061), YOLANDA LARSEN. Commissioner O'Grady ask for a correction to the Minutes of January 16, 2007, page 4, first paragraph under Commissioner Comments and Reports, second line corrected to read "emergency evaluation evacuation." MOTION: By Commissioner Jack and seconded by Commissioner Fonzi to approve Items #1 as corrected and 2. Motion passed 6:0 by a roll -call vote. (Heatherington abstained on Item #1) COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT 2006-0098, 6200 MARCHANT AVE. Owner: Christopher Austin, 1194 Pacific Street, San Luis Obispo, CA 93401 PC Draft Minutes 02/06/07 Page 2 of 11 Certified Wesley Conner, Consulting Arborist, 216 Albert Drive, San Luis Obispo, CA 93401 Arborist: Project Title TRP 2006-0098/PLN 2006-1172 Project 6200 Marchant Ave., Atascadero, CA 93422 Location San Luis Obispo, CA (APN 030-221-026) Project A request to remove one 40" Valley Oak and one 7" Live Oak for the construction of Description two new detached residential units on a multi -family lot. An existing residence is proposed to remain. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Christopher Austin, applicant, explained the reason for the tree removal request and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. There was Commission discussion regarding this request. Commissioner comments included: 1. Commission would like to see an arborist's report especially regarding impacts to the neighboring tree. 2. Would like to see the applicant work with staff to find alternative parking arrangements if possible. Would prefer parking by the individual units rather than a parking lot. 3. Though the original house is acceptable, it would be nice to see three units that tie together. 4. If the applicant would like to save both valley oaks, it would require either 2 - story units or attached units. 5. Would like to see the 40 -inch oak remain as part of the overall development. 6. Concern with the safety of access onto Marchant from the driveways, would prefer access onto Alcantara. MOTION: By Commissioner Fonzi and seconded by Commissioner O'Grady refer the project back to the applicant and staff for additional information. Motion passed 6:0 by a roll -call vote. 4. TREE REMOVAL PERMIT 2007-0102, 9700 EL CAMINO REAL Owner: Ted Jacobson, 8055 Cristobal Ave., Atascadero, CA 93422 PC Draft Minutes 02/06/07 Page 3 of 11 Certified A & T Arborist, Steven G. Alvarez, P O Box 1311, Templeton, CA 93465 Arborist: Amendment to Woodridge Specific Plan, Zone Change 2003-0041/PLN 2099- Project Title: TRP 2007-0102/PLN 2099-0313 Project 9700 EI Camino Real, Atascadero, CA 93422 Location San Luis Obispo, CA (APN 056-081-032) Project A request to remove one 75" native Live Oak tree that is considered to be hazardous by the Description project arborist. The project site is currently under construction. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Ted Jacobson, applicant, explained why he thought the mitigation was excessive given the tree is hollow and will eventually come down on its own. He expressed concern with safety issues if this tree were allowed to remain. Mr. Jacobson answered questions of the Commission. Steven Alvarez, applicant's arborist, answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Commissioner Jack to consider this an emergency removal and allow the applicant to take the tree out. Motion passed 4:2 by a roll -call vote. (O'Grady, O'Keefe opposed) Chairperson O'Keefe stated for the record that she voted no because the tree went into further decline because the tree protection was not in place, and if this tree had been removed when the other trees were, the mitigation would have been paid at that time. PUBLIC HEARINGS 5. PLN 2099-0079, AMENDMENT TO WOODRIDGE SPECIFIC PLAN, ADDITION OF THREE NEW HOUSE PLANS Owner/Applicant: Trimark Pacific Homes, L.P., 3130 W. Main Street, Suite A-2, Visalia, CA 93291 Project Title: Amendment to Woodridge Specific Plan, Zone Change 2003-0041/PLN 2099- 0079 Project Location: 11415 Eliano Street, Atascadero, CA 93422 (San Luis Obispo County) APN 045-312-020 PC Draft Minutes 02/06/07 Page 4 of 11 Project An application for an Amendment to a Specific Plan to: 1) Add two additional Description: house plans to the three plans currently approved; and 2) Approve a standard SFR -2 stucco finish. General Plan Designation: SP1 Zoning District: SFR -X Proposed The proposed Amendment is consistent with pre -approved CEQA documents. Environmental Determination: Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Rick Lange, applicant's representative, explained why they are requesting a three car garage with a straight in configuration on one of the plans and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. There was Commission discussion regarding this item. Commissioner comments included: 1. Would like to see elevations for design of the units with the three car garage with the inclusion of improved, architectural quality garage doors. 2. The proposed units are architecturally inferior to the original plans. 3. The three car garages are unattractive and not in keeping with the other homes. 4. For house plan number five the garage extends further than the front of the house, which is not in keeping with the other homes. 5. Do not like the garage being the predominant focal point of the home. MOTION: By Commissioner Marks and seconded by Commissioner Fonzi to continue this item to a date uncertain. Motion passed 6:0 by a roll -call vote. Chairperson O'Keefe recessed the hearing at 8:30 p.m. Chairperson O'Keefe called the meeting back to order at 8:38 p.m. 6. PLN 2006-1174, 5730 EL CAMINO REAL, CONDITIONAL USE PERMIT FOR 11,300 S.F. COMMERCIAL BUILDING Owner/Applicant: Morro Road Homes, LLC, Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 PC Draft Minutes 02/06/07 Page 5 of 11 Project Title: Conditional Use Permit 2006-0201/PLN 2006-1174 Project Location: 5730 EI Camino Real, San Luis Obispo County, APN 030-181-055 Project The proposed project consists of an application for a Conditional Use Permit to Description construct a two-story 11,361 square foot commercial building along EI Camino Real within the downtown area. The project's site improvements will include on- site alley parking and street frontage improvements. The site is currently vacant. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed CEQA Section 15332 Categorical Exemption Class 32 Infill Development Environmental Determination: Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PUBLIC COMMENT Sherry Nunez, property owner next to this project, asked about parking, the loading zone, removal and refill of the dirt, timeline for construction of the road, and how long the rear of her business would be inaccessible. Greg Ravatt, Co-chair of Main Street Design Committee, reported the committee met informally and there was agreement that this building has everything they are looking for in a new downtown project. Were possible, they would encourage the builder to come up with more innovative signage. Erwin Manning stated he owns property with a parking lot near this site and he does not think there is enough parking for the project. He would also like to see the alley entrance onto Traffic Way enlarged for safety. Chairperson O'Keefe closed the Public Comment period. Mr. McHarris and City Engineer Steve Kahn addressed issues raised during the public comment period. The following conditions were proposed to address issues raised: 1. Staff will review signage that is proposed for the tenants in regard to material, style and colors used to be compatible with the building design. 2. Loading space should be striped and signed for loading only. 3. Any changes in the fagade will be brought back to the Planning Commission. 4. Additional lighting to be provided at the back of the building subject to staff approval. PC Draft Minutes 02/06/07 Page 6 of 11 MOTION: By Commissioner Fonzi and seconded by Chairperson O'Keefe to adopt Resolution PC 2006-0116 approving the Master Plan of Development (CUP 2006-0201) based on findings and subject to Conditions of Approval and Mitigation Monitoring and the conditions to be added that the loading zone be stripped for loading only, that staff will review signage for tenants in compliance with the design standards of downtown, that changes in facade be brought back to the Commission if they occur, and that lighting in the back be reviewed and subject to staff approval. Motion passed 6:0 by a roll -call vote. 7. PLN 2006-1173,8120 MORRO ROAD, CONDITIONAL USE PERMIT FOR 3000 S.F. LIQUOR STORE Owners: Farid Roboz, 671 Atascadero Road, Morro Bay, CA 93442 George Younan, 11024 Balboa Blvd. #109, Granada Hills, CA 91344 Project Title: Conditional Use Permit 2006-0200/PLN 2006-1173 Project Location: 8120 Morro Road, Atascadero, CA 93422 San Luis Obispo County, APN 031-231-028 Project The proposed project consists of an application for a Conditional Use Permit to Description allow for 3,000 sq. ft. of commercial food and liquor retail sales use within a new 5,400 square foot commercial retail center along Morro Rd. A Master Sign Program for the new commercial retail center is also included for Planning Commission review. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional w/ Planned Development 3 Overlay (CP/PD-3) Proposed CEQA Section 15332 Categorical Exemption Class 32 In -fill Development Environmental Determination: Assistant Planner Callie Taylor gave the staff report and answered questions of the Commission. Additional condition: Individual tenant signage not to exceed the amount shown in the total area column of the master sign program. PUBLIC COMMENT George Younan, applicant, addressed issues raised by the Commission. Chairperson O'Keefe closed the Public Comment period. PC Draft Minutes 02/06/07 Page 7 of 11 There was Commission discussion of the project. Commissioner comments included: 1. The sign should comply with the sign ordinance. 2. Would like applicant to work with staff to relocate the trash container to another location that is more compatible with the design. 3. Would like applicant to look at more than one material for the fence such as concrete block and wood fencing. 4. Addition of a condition requiring a lighting engineer do the vertical foot candle calculations at the property line demonstrating to staff that the lighting levels beyond the property line comply with nationally recognized standards. 5. Staff to look at eliminating landscaping under the tree to the north east of the property to avoid impacts to the tree next door. 6. A block wall could be notched to keep it out of the root system of tree #4. MOTION: By Chairperson O'Keefe and seconded by Commissioner O'Grady to adopt Resolution No. PC 2007-0003 and Resolution No. PC 2007-0004 approving Conditional Use Permit 2006-0200 to allow a Master Plan of Development for a 3,000 sq. ft. commercial food and liquor retail sales use within a new 5,400 square foot commercial center, and Master Sign Program for the retail center based on findings and subject to Conditions of Approval and Mitigation Monitoring, and to add that the signage will comply with the city sign ordinance, the fencing will be of a masonry material with notching for the tree, that the lighting meet the requirements so that there is no light pollution, the placement of the dumpster be looked at, mulch only will be applied, no plant material, under the canopy of the tree to the north, and Condition #15 will be amended to include vertical foot candles. Motion passed 6:0 by a roll -call vote. B. SELECTION OF CHAIRPERSON AND VICE CHAIRPERSON The Commission will select a Chairperson and Vice Chairperson. MOTION: By Commissioner Fonzi and seconded by Commissioner Marks to nominate Commissioner O'Keefe to the position of Planning Commission Chairperson. Motion passed 6:0 by a roll -call vote. MOTION: By Commissioner Heatherington and seconded by Commissioner Jack to nominate Commissioner Fonzi to the position of Planning Commission Vice Chairperson. Motion passed 6:0 by a roll -call vote. PC Draft Minutes 02/06/07 Page 8 of 11 C. PLANNING COMMISSION NORMS Staff will present the Planning Commission Norms for procedure and conduct. Community Development Director Warren Frace gave the staff report and answered questions of the Commission. The Planning Commission considered each norm and suggested the following changes: #1-5: No changes #6: The Commissioners and Staff should not blindside each other in public; if there is a significant issue or a question a Commissioner has on an agenda item, that Commissioner should contact the Director of Community Development prior to the meeting time permitting. #7: No changes #8: If an agenda item is known to be a controversial issue eaU contact the Director of Community Development to let him know #9: No changes #10: Commissioners shall aGkRewled e recognize the Council as policy makers and Staff as administering the Council's adopted policies. #11: Commissioners shall not attempt to coerce or inflame lobby staff in the making of appointments, the awarding of contracts, the selection of consultants, the processing of development applications, and the granting of City licenses or permits. Individual Commissioners shall not attempt to change or interfere with the operating policies and practices of any City department. #12: If a Commissionervisitsa site has ex parte contact or receives information and evidence on any quasi-judicial matter pending before the Commission, the Commissioner shall disclose all such information and/or evidence acquired from such contacts, which is not otherwise included in the written or oral Staff report during the public hearing and before the public comment period is opened. Matters are "pending" when an application has been filed. #13: No changes #14: No changes #15: Commissioner relations with City Staff • Commissioners may contact any staff member regarding routine information requests. Commissioners will route requests and Staff GentaGtS controversial issues through the Director of Community Development. PC Draft Minutes 02/06/07 Page 9 of 11 • Commissioners shall not attend internal Staff meetings or meetings between City Staff and third persons unless invited by City Staff or directed by the Council or Commission to do so. Ns --1- -- # #16: Commissioner Conduct during Public Meetings • Be welcoming to speakers and treat them with care and respect • Be fair and equitable in allocating public hearing time to individual speakers • Give the appearanGe ef Practice active listening • Ask for clarification, but avoid debate and argument with the public • The chair shall enforce decorum rules during the meeting for the Commission and public • The Commission will conduct the meeting following -Roberts Rules of Order. #17: No changes #18: The City Council and Planning Commission will review these norms periodically annually. #19: No changes It was suggested the following be added as an introductory statement for the Planning Commissioner Norms: The purpose of the norms is to provide a framework of procedures and decorum that all of the Commissioners agree to follow. Chairperson O'Keefe Joan asked that staff agendize an item regarding rules of decorum for Planning Commission meetings. MOTION: By Commissioner Jack and seconded by Commissioner Marks to approve the changes to the Commissioner Norms. Motion passed 6:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS None DIRECTOR'S REPORT Community Development Director Warren Frace reported on the Rancho de Paraiso site tour scheduled for Thursday and the League of California Cities Planning Commissioner Training Conference in March. Maps were distributed of all residential PC Draft Minutes 02/06/07 Page 10 of 11 projects approved in the last four years, and the agenda for the next Planning Commission meeting was reviewed. ADJOURNMENT Chairperson O'Keefe adjourned the meeting at 11:04 p.m. to the next regularly scheduled meeting of the Planning Commission on February 20, 2007. MINUTES PREPARED BY: Grace Pucci, Recording Secretary \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 07\PC Draft Minutes 02-06-07.gp.doc PC Draft Minutes 02/06/07 Page 11 of 11 ITEM NUMBER: 2 DATE: 3-6-07 SPECIAL JOINT MEETING Atascadero City Council Atascadero Planning Commission Rancho de Paraiso Site Tour DRAFT MINUTES Thursday, February 8, 2007 1:30 P.M. Mayor Pro Tem Brennler called the meeting to order at 1:40 p.m. ROLL CALL: Present: Council Member Beraud and Mayor Pro Tem Brennler Planning Commissioners Jack, Marks and O'Grady, Vice Chairperson Fonzi and Chairperson O'Keefe Absent: Council Members Clay, O'Malley and Mayor Luna Commissioners Heatherington and Slane Others Present: Deputy City Clerk Victoria Randall Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, Deputy Public Works Director David Athey, Deputy Community Development Director Steve McHarris, Project Planner Kerry Margason, Fire Marshal Tom Peterson There was a lack of a quorum of the City Council. Community Development Director Frace gave an overview of the project and outlined tour route. PUBLIC COMMENT: CC/PC Draft Minutes 02/08/07 Page 1 of 2 Bill Robinson asked tour participants to note condition of Portal Road while on tour. Mike Sherer, broker, presented owners' objections to the Staff Report and provided email outlining same, dated February 5, 2007, for the record. (Exhibit A) Council Members, Commissioners and Staff boarded bus for tour; public departed in individual vehicles 1. Tour Stop #1 — Intersection of Santa Ana and Santa Lucia Community Development Director Frace described lot boundaries. 2. Tour Stop #2 — Intersection of Laurel and Santa Lucia Community Development Director Frace and Project Surveyor Ken Wilson described lot boundaries and planned road access from Santa Lucia. Director Frace explained that developments of this type (PD -16) do not require design guidelines. 3. Tour Stop #3 — Top Point on Portal Road Community Development Director Frace described planned road access through these lots. 4. Tour Stop #4 — Lower Point on Portal Road Community Development Director Frace described layout of lots. 5. ADJOURNMENT: After completing tour, participants returned to City Hall via bus and private vehicles. Mayor Pro Tem Brennler adjourned the meeting at 4:45 p.m. to the next regularly scheduled meeting of the City Council on February 13, 2007 and the Planning Commission on February 20, 2007. MINUTES PREPARED BY: Victoria Randall, Deputy City Clerk Exhibits: A — Mike Sherer email, dated February 5, 2007 \\Cityhall\cdvlpmnt\- PC Minutes\PC Minutes 07\City Council -Planning Commission Draft Minutes 2-8-07.doc CC/PC Draft Minutes 02/08/07 Page 2 of 2 CALL TO ORDER: ITEM NUMBER: 3 DATE: 3-6-07 Atascadero City Council Atascadero Planning Commission SPECIAL JOINT MEETING DRAFT MINUTES Tuesday, February 20, 2007, 7:00 P.M. Mayor Luna called the meeting to order at 7:00 p.m. ROLL CALL: Present: Council Members Beraud, Clay, O'Malley, Brennler, and Mayor Luna Commissioners Heatherington, Jack, Marks, O'Grady, Slane, Fonzi, and Chairperson O'Keefe Absent: None Others Present: City Clerk / Assistant to City Manager Marcia McClure Torgerson, Deputy City Clerk Grace Pucci Staff Present: City Manager Wade McKinney, Community Development Director Warren Frace, Public Works Director Steve Kahn, Associate Planner Kerry Margason, and City Attorney Patrick Enright. JOINT STUDY SESSION: 1. PLN 2006-1111: Condominium Conversions CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 1 of 7 Community Development Director Warren Frace gave the staff report and introduced Barbara Kautz. Barbara Kautz of Goldfarb and Lipman reviewed the issues and options individually, with Director Frace answered questions, public comment was taken, and then Council and Commissioners discussed the options and gave direction to staff. Al. Reduction in Rate of Conversion PUBLIC COMMENT Ken Trigeros, Project Manager Peoples Self Help Housing, stated their concern is the difficulty in replacing rental apartments based on the construction costs at the time. Mr. Trigeros answered questions of Council. Joanne Main asked if someone wanted to convert an apartment to condominiums could the city require that individual to provide the property for another developer to build apartments. Mike Jackson asked if there were a minimum number of apartments that would be exempt, and explained that there are a large number of rental units in town that are not apartments, and the city must look at the number of rental units that are owner -occupied in the town and how this affects the rental market. Mayor Luna closed the Public Comment period. Vice Chairperson Fonzi expressed concern that this does not speak to older apartments, which tend to become blighted and she would like there to be a way to bring them up to date to keep the housing stock decent. Commissioner O'Grady stated that Option #3 appeals to him because of the difficulty in complying with the differing rules in the various municipalities so if San Luis Obispo County and City have enacted #3 there would be a benefit for Atascadero to do the same thing. Additionally Option #3 would help with maintaining and enhancing the affordable housing stock. Council Member Beraud indicated she supports Option #3, and would like to follow the county's lead and have the number be one-fourth. Council Member Clay commented that if the city goes with Option # 3 it should not include the condo map on new construction, because that is not truly a rental property. He also indicated that he favors the 5 units or more if Option #3 is decided upon. Chairperson O'Keefe stated she supports Option #3 as she has a problem with basing it on the vacancy rate because determining that rate is very difficult. CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 2 of 7 Mayor Luna commented that he supports Option #3 and going with the county at one- fourth. Council Member O'Malley stated it would be better to look at incentives for expanding apartment construction rather than trying to work against the market. He agreed that it would be wise to match with the Department of Real Estate's figure of 5 or more and exempt smaller numbers. Commissioner Heatherington agreed with Option #3. Mayor Pro Tem Brennler stated he was comfortable with the San Luis Obispo County model as indicated in Option #3. Council Member Beraud expressed concern with exempting projects of 5 units or less as there are a lot of smaller projects because a lot of land has recently been rezoned to multifamily from SFR, and she is concerned that the city might be missing out with this exemption. Commissioner O'Grady agreed that there needs to be a different criteria for smaller units, but is uncomfortable with a blanket exemption because the impact on affordable housing is unknown at this time. Commissioner Heatherington suggested an inventory of the number of units that are at four or less and then look at a mechanism to keep them from converting. There was Council and Commission consensus to go with Option #3 at 25%, that the only rental units that will count are those where condo maps were not recorded and that tentatively there is a desire to exempt from the ordinance units of four or less pending a review of what percentage of the city's rental housing stock that is. A2. Inclusionary Requirement or Retention of Existing Affordability. PUBLIC COMMENT Mike Jackson commented that this was sounding socialistic with high fees and high management costs at the expense of owners and tenants. He stated that those who want to own the homes need the ability realize some appreciation out of their home. He indicated that if owners cannot recoup their investment or borrow on the home's equity they will not be able to keep the property up and it will go downhill. Mayor Luna closed the Public Comment period. CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 3 of 7 Commissioner O'Grady commented that a different approach should be applied to the smaller units. Council Member O'Malley stated he would like to include some consideration for natural disasters so a homeowner can borrow against their equity. Council Member Clay stated he was not in favor of 10% for the very low income category as it cannot be reached; the 10% should be low and moderate. Chairperson O'Keefe stated she would prefer to make it a combination of low and very low income housing. Council Member Beraud stated she wants to see a significant number of affordable units as the city currently has a lot of moderate category, but none in the low and very low categories. Mayor Luna stated this must be tied to the existing affordability, and suggested tying the 20% to what the existing rents are, and if that is low it should stay low and if it is moderate it should stay moderate. Director Frace cautioned that this approach, though it makes sense in theory, could take months for staff and the applicant to determine. Vice Chairperson Fonzi suggested going with Option #4 rather than #3, and keeping with the current city inclusionary zoning regulations. There was Council and Commission consensus to go with Option #4, and include workforce housing. Any multifamily building that converts to condominiums would meet the city's existing inclusionary requirements which apply to 20% of the total units and of that 20%, 20% is affordable to very low, 37% to low and 43% to moderate income households. In -lieu fees would apply to units of 4 or less. A3. Additional Protections for Existing Tenants. Ms. Kautz suggested 1) adding a relocation payment of two or three months (A3 -1.C) it could be disclosed to the tenant that they are entitled to three months rent and then the tenant could elect to get an alternative payment, 2) allowing some additional time to move for seniors and disabled people i.e. allowing a year for those over 62 or disabled (A3-2.13), and 3) to allow those with children to stay until the end of the school year (A3 - 2.C). PUBLIC COMMENT — None CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 4 of 7 There was Council and Commission consensus that in addition to what the city now has the following would be added: Option #A3-1.0 with the option that the owner and tenant can negotiate, and Options #A3 -2B, and C. A4. Development Standards Commissioner O'Grady suggested exempting the disability requirement from older buildings on a case by case basis. Council Member O'Malley stated that Option #8 should be required and that he would like to get the opinion of Police Chief and Fire Chief on this when it is reviewed. Commissioner Heatherington recommended adding some of the "Cool Cities" ideas for energy efficiency in the standards. Chairperson O'Keefe explained that there are currently no standards for new condominiums where there is an existing house, and the Commissions' hands are often tied. She would suggest adding standards for those through a Conditional Use Permit which would lead to a better project and improved neighborhood. Director Frace stated the city would have more leverage if it required a CUP for development and design review process on this type of hybrid development. Mayor Luna expressed concern regarding feedback from the Police and Fire Departments and the controversy regarding fire sprinklers, as he would not want this to come back with the Fire Chief requiring sprinklering the entire existing building. PUBLIC COMMENT Mike Jackson explained that the reasons the units are being started and then applying for a condo map is because the builders can start construction right away, and that wait time is bankrupting the builders/homeowners. He stated that if the city puts regulations and more controls on builders then it must give something on the other side and move ahead quickly on projects. Mayor Luna closed the Public Comment period. Mayor Luna stated that the city must have the ability to have some conditions and more standards, and if that requires a CUP, than that would be acceptable. Council Member Clay commented that the standards could be increased but without the use of a CUP which takes too long. CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 5 of 7 Barbara Kautz explained that with condo conversions it really is necessary to have a CUP to have control over the conversions; this would be distinct from the hybrid projects referred to earlier. Director Frace stated that updating appearance review and zoning standards are expensive and not budgeted at this time. He suggested that in the interim staff can look at the options for the potential of a CUP for infill hybrids. There was Council and Commission agreement for staff to proceed in this direction. There was Council and Commission consensus to have an inspection by the building inspector and Fire Marshall and the opinion of the Police and Fire Chiefs, particularly in terms of fire sprinklers, to require energy efficient lighting, and to require a CUP for condominium conversions, but excluding hybrid developments at this time. A5. CC&R Requirements. PUBLIC COMMENT — None There was Council and Commission consensus to adopt Options #A5-1, 2, 3 and 5. Mayor Luna recessed the hearing at 9:23 p.m. Mayor Luna called the meeting back to order at 9:28 p.m. 2. PLN 2006-1140: Site Condominium Moratorium Community Development Director Warren Frace gave the staff report and with City Attorney Patrick Enright answered questions of Council and the Commission. PUBLIC COMMENT — None There was Council and Commission consensus to choose Option #2 including conditions in Option #3. City Attorney Patrick Enright reported that the current moratorium on apartment condominiums is good for one year, and will be coming back to the Council in March for extension. He also commented that there are several new members on the Planning Commission and Parks and Recreation Commission and he is working with staff to set up a seminar on Brown Act conflicts, which they hope to present in March or April. CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 6 of 7 ADJOURNMENT: Mayor Luna adjourned the meeting at 9:46 p.m. The City Council adjourned to their next regularly scheduled meeting on February 27, 2007. The Planning Commission adjourned to their next regularly scheduled meeting on March 6, 2007. MINUTES PREPARED BY: Grace Pucci, Deputy City Clerk \\Cityhall\cdvlpmnt\— PC Minutes\PC Minutes 07\CC-PC Special Joint Mtg Draft Minutes 02-20-07.doc CC/PC Draft Minutes Special Joint Meeting 02/20/07 Page 7 of 7 ITEM NUMBER: 4 DATE: 3-6-07 Planning Commission Staff Report Consent Agenda Time Extension TTM 2001-0011 6340 Alcantara Ave. (Russell) SUBJECT: Consideration of a one-year time extension for Tentative Tract Map 2001-0011. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2007-0009, thereby approving a one-year time extension of Tentative Tract Map 2001-0011 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance. SITUATION AND FACTS: 1. Owner: Phyllis (Loraine) Russell, PO Box 257 Atascadero, CA 93423 2. Project Address: 6340 Alcantara Avenue, Atascadero, CA 93422 APN: 030-292-065 3. General Plan Designation: Medium Density Residential (MDR) 4. Zoning District: Residential Multi -Family PD -7 (RMF -10) 5. Site Area: 1.022 acre 6. Existing Use: Single -Family Residence 7. Environmental Status: Class 3(b) Categorical Exemption DISCUSSION: Background: A proposed subdivision of a 1.022 acre lot into six individual parcels of 0.233, 0.196, 0.141, 0.157, 0.183, and 0.205 acres gross, each. The property will utilize the City's wastewater facilities and Atascadero Mutual Water Company will provide water services. Analysis. The Subdivision Map Act mandates an initial two-year life and, by local ordinance, the City can extend initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period or periods not to exceed a total of five years (these are discretionary extensions). The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Planning Commission may add or modify any conditions of approval, prior to granting the Time Extension, to ensure the project remains consistent with updated ordinances and policy. Staff is not recommending any modifications with this Time Extension. Map History: Time Extension 1 Time Extension 2 Time Extension 3 CONCLUSION: Original Approval Applied 12/11/04 Applied 2/6/06 Applied 1/26/07 Approval March 11, 2003 December 30, 2004 May 2, 2006 March 6, 2007 Expiration March 11, 2005 March11, 2006 March11, 2007 March 11, 2008 The City Council found the proposed subdivision map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the Time Extension subject to additional or revised project conditions. 2. The Commission may deny the Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. 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. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 — TTM 2001-0011 Attachment 3 — Conditions of Approval/Mitigation Monitoring Program Attachment 4 — Draft Resolution 2007-0009 ATTACHMENT 1: Location Map (General Plan / Zoning) TTM 2001-0011 6340 Alcantara Ave. Zoning District: Residential Multi Family PD -7 (RMF -10) Land Use Designation: Medium Density Residential (MDR) ATTACHMENT 2: TTM 2001-0011 6340 Alcantara Ave. I I'�ryY lj I:; TECORIDq •+ ., =.v"M i `riEr ,-" �v.•Il �� a..: •,. J,rk A yENu... ., : 4 �t.`A ...�' !'^,irr;�!r `�.;aa� `_ C; n;1�� e�•f'i :4, mJ f C - 10 vi+ r ' �- I. S' �1•u.' 1 + AA � � 'del h � ^ ^ i ? E� Ww ` �,�,. a • x i'1 '`;11 ,� Z tit �� n {i .. (i���+ -'• I� oyi,Yi. Sy A y'`'IIZ�N� 'Nn ATTACHMENT 3: Conditions of Approval/Mitigation Monitoring Program TTM 2001-0011 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 porary0ccupancy FM:: Final FM:: Final Map CA: Wastewater CA: City Attorney F0: Final Occupancy Planning Services 1. The approval of this use permit shall become final and PS effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid FM PS concurrently with the life of Tentative Tract Map 2001-0011 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 F and Exhibit G with the following modifications: a. Each front elevation and entire side elevations (lots 1 & 6) visible from Tecorida Avenue shall incorporate an applied masonry material such as brick or stone along the lower building base, subject to staff approval. This treatment shall return along side elevations to a logical terminus point such as a side yard fence, chimney or doorway. b. Front entry porch columns on each elevation shall be further detailed with use of applied masonry material such as brick or stone. The use of wood timbers may also be incorporated into the column design as appropriate, subject to staff approval. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-00242CH 2000-0008 FM:: Final Map FM:: Final Map VVW:Wasttorney CA: City Attorney F0: Final Occupancy c. Each house shall incorporate the use of double or single hung windows, transom windows, and window shutters, subject to staff approval. d. The garage door color of each new home shall match the house body color. 7. All site development shall be consistent with the maximum BP/FM PS intensities described in the statistical project summary as shown on Exhibit C. 8. All site work, grading and site improvements shall be BP/FM PS consistent with the Master Plan of Development as shown in Exhibits D and E. 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. 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. All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. All front yards and areas between Tecorida Avenue and lots 1 and 6 shall be landscaped by the developer. All landscape maintenance shall be the responsibility of the individual property owner. The five front yard trees shall be 24 -inch box native trees. In addition, two additional 15 -gallon trees shall be planted along Tecorida Avenue and four additional 15 -gallon native sycamore trees be planted between the creek and the private driveway between lot 4 and 5. 11. All project fencing shall be installed consistent with BP PS EXHIBIT D subject to the following modifications. a. The yards adjacent to Tecorida Avenue shall not be enclosed with any fencing which exceeds 3 -feet in height. b. No fences in the rear yards adjoining the on-site creek shall exceed 3 -feet in height. c. The design of all fencing shall be compatible with the Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 6340 Alcantara Avenue GP: Grading Permit FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 FM:: Final Map FM:: Final ewater ww:Wasttorney CA: City Attorney F0: Final Occupancy overall project design, subject to staff approval 12. Retaining wall design & material shall match or compliment GP PS the texture and color of the primary residence. In addition, BP the retaining wall located within the front yard of lots 3 and 4 shall be rounded or angled back toward lot 4, subject to staff approval. 13. Provisions for on-site circulation reciprocal access between GP PS the adjacent westerly property shall be required at the BP location identified on the site plan. 14. Apply the following tree mitigation: (Mitigation Fee GP PS Table) Evergreen Native Trees (inches) Deciduous Native Trees (inches) Totals dbh notes dbh notes 1 0 -inches 1 244 -inches 64 white oak trees 2 2 0 -inches ranging in size from 3 3 0 -inches 2 - 18 inches 4 4 0 -inches 5 5 0 -inches 6 0 -inches 7 0 -inches 6 8 0 -inches Total 0 -inches Total 244 -inches 244 -inches Mitigation Requirement req'd tree replacements: 0 five gal trees req'd tree replacements: 81 five gal trees 81 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 9 five gal trees 9 five gal trees 0 box trees (24") 5 box trees (24") 5 box trees (24") Remaining Mitigation 0 five gal trees Remaining Mitigation 62 five gal trees 62 five gal trees or or Tree Fund Payment: $ Tree Fund Payment: $ 3,116.67 $ 3,116.67 15. Affordable Housing Requirement: The applicant shall FM, BP PS, CE deed restrict a minimum of 1 residential unit for 30 years at the moderate -income level or pay in -lieu fees based on 5% of the construction valuation of all 6 units, prior to or concurrently with the final map Workforce Housing: Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-00242CH 2000-0008 FM:: Final Map FM:: Final Map VVW:Wasttorney CA: City Attorney F0: Final Occupancy 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. d) The applicant shall identify which units will be reserved. The City Attorney shall approve the final form of the agreement.. Building Services 16. 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 17. Dimension the width of driveway. A minimum 16' BP BS paved with 20' total width access 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. Access drives with slopes equal to or greater than 12% are to be paved. 18. Show location of existing and any proposed fire BP BS hydrants. As presented, the project requires one fire hydrant located within 250 feet of any point along the front property boundary. 19. 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. 20. Note approved address signage is to be provided. BP BS 21. Note on plans that fire lanes shall be delineated to BP BS restrict parking as required by the Fire Authority. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-00242CH 2000-0008 FM:: Final Map FM:: Final Map VVW:Wasttorney CA: City Attorney F0: Final Occupancy 22. Access drive, where it bridges the creek way, is to be BP BS designed and maintained to the satisfaction of the Public Works department to support a minimum 40,000 Ib. Imposed load at 25 miles per hour for fire apparatus. City Engineer Standard Conditions 23. Public frontage improvements, driveway plans, and GP, BP CE on-site grading and drainage plans shall be produced by a registered civil engineer. The plans shall be in the form required in the City of Atascadero Engineering Standards. The plans will be reviewed and approved by the City Engineer. 24. All public improvements shall be constructed in GP, BP CE conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 25. The applicant shall enter into a Plan Check & GP, BP CE Inspection agreement with the City. 26. The applicant shall be responsible for the protection, GP, BP CE relocation and/or alteration of existing utilities. 27. The applicant shall install all new utilities (water, gas, GP, BP CE electric, cable TV and telephone) underground. 28. The applicant shall monument all property corners for GP, BP CE construction control and shall promptly replace them if disturbed. 29. Prior to issuance of building permits, the applicant GP, BP CE shall submit a grading and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. 30. Prior to the final inspection, all outstanding plan check GP, BP CE and inspection fees shall be paid. 31. Prior to the final inspection, the applicant shall submit GP, BP CE a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans and the Uniform Building Code (UBC). 32. Prior to recording the Tract Map, the applicant shall GP, BP CE 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. 33. In the event that the applicant is allowed to bond for GP, BP CE any public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. An engineer's estimate of probable cost shall be submitted for review and approval by the Cit Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-00242CH 2000-0008 FM:: Final Map FM:: Final Map VVW:Wasttorney CA: City Attorney F0: Final Occupancy Engineer to determine the amount of the bond. The Subdivision Improvement Agreement shall record concurrently with the Final Map. 34. A preliminary subdivision guarantee shall be GP, BP CE submitted for review in conjunction with the processing of the Tract Map. 35. 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. 36. Prior to recording the Tract Map, the applicant shall GP, BP CE pay all outstanding plan check/inspection fees. 37. Prior to recording the Tract Map, the applicant shall GP, BP CE set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 38. All existing and proposed utility, pipeline, open space, GP, BP CE or other easements are to be shown on the Tract Map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 39. Prior to recording the parcel map, the applicant shall GP, BP 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. 40. Prior to the issuance of building permits the applicant GP, BP CE shall submit plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. City Engineer Site Specific Conditions 41. This project is required to pave Tecorida Ave, with GP, BP CE Curb, Gutter and sidewalk on the east side, from the end of the existing paving on the south side of the project to the end of the existing paving (at the barricade) for orderly development and traffic circulation. The length of this paving is approximately 128 feet. A 5 -foot offer of dedication shall be provided to accommodate such improvements and shall be recorded on the final map. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 FM:: Final Map FM:: Final ewater ww:Wasttorney CA: City Attorney F0: Final Occupancy 42. Frontage improvements required are curb, gutter, and GP, BP CE sidewalk on the east side of Tecorida Ave and concrete drive approach or concrete cross gutter at the driveway to allow the drainage to be conveyed down Tecorida. 43. Public Sanitary Sewer shall be extended from GP, BP CE property line to property line. 44. Final project inspection shall be contingent upon GP, BP CE completion of the public sewer extension and Public Works final inspection. A City of Atascadero Sewer Extension Performance Agreement shall be executed. 45. Applicant shall pay sewer Extension Fees for five (5) GP, BP CE newly created lots and Connection fees upon issuance of building permit. Sewer connection permits shall be issued separately from building permit after public sewer extension has been completed and has received a satisfactory final Public Works inspection. Each building shall be separately and independently connected with the public sewer. A backflow valve shall protect sewer piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole or cleanout cover. Atascadero Mutual Water Company 46. Prior to recordation of the final map, the applicant GP, BP CE shall submit plans for review and approval by AMWC for all existing and proposed water distribution facilities that provide water service to the proposed lots. All new water distribution facilities shall be constructed in conformance with Atascadero Mutual Water Company Standards. 47. 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. 48. Prior to the start of construction, the applicant shall GP, BP CE pay all installation and connection fees required by the Atascadero Mutual Water Company, or enter in to a "deferred connection" agreement. 49. Private easements may be needed for the private GP, BP CE water service lines that serve parcels which do not front on Tecorida Road. 50. Water meters located on Tecorida Ave for Lots 1 and GP, BP CE 6 are in acceptable location. Meters for newly created Lots 3, 4 & 5 need to be located on frontage of road at Tecorida Ave and private utility easements provided for private service lines to parcels. Mitigation Measures Mitigation Measure 1.c.1: All lighting shall be designed to BP PS 1.c.1 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 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-00242CH 2000-0008 FM:: Final Map FM:: Final Map VVW:Wasttorney CA: City Attorney F0: Final Occupancy /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type. Mitigation Measure 1.c.2: The project landscape shall include BP PS 1.c.2 requiring one 24 -inch box sized tree within the front yard of each new residence. Mitigation Measure 3.b: The project shall be conditioned to BP BS 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 plans 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. C. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. D. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust. E. 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. F. 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. G. 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. H. 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. I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface. J. All unpaved areas with vehicle traffic shall be watered at least twice per day, using non -potable water. K. 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. L. 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. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 FM:: Final Map FM:: Final ewater ww:Wasttorney CA: City Attorney F0: Final Occupancy Mitigation Measure 4.b.1: The proposed creek bridge shall be BP, GP PS 4.b.1 supported by city -approved caissons. Caisson locations shall be tested prior to drilling to insure that no major roots are damaged. Adjacent trees shall have tree trunk protection (2"x4"x8' boards wired together and secured around the tree trunk prior to bridge construction). Mitigation Measure 4.b.2: As recommended by California BP, GP PS 4.b.2 Department of Fish & Game Notification R3-2001-0171: ■ All work in the stream shall be confined to June 15 to October 15. ■ No equipment will be operated in live (wet) stream channels. ■ Any runoff during construction shall be diverted so as not to enter the stream. Sediment catchment basins, erosion control mats, fabric fences, or other appropriate means shall be used when such diversion are necessary. ■ Wash water containing mud or silt from construction operations shall not be allowed to enter the stream. ■ Structures and associated materials not designed to withstand high seasonal flows shall be removed to areas above the high water mark before such flows occur. ■ No debris, soil, silt, bark, sawdust, rubbish, cement or concrete or washing thereof, oil or petroleum products or other organic or earthen material from construction or associated activity or whatever nature shall be allowed to enter into or placed where it may be washed by rainfall or runoff into the stream. When operations are completed, any excess materials or debris shall be removed from the work area. No rubbish shall be deposited within 150 feet of the high water mark of the stream. Mitigation Measure 4.e.1: The building permit site plan shall BP, GP PS 4.e.1 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.2: The developer shall contract with a BP, GP PS 4.e.2 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 an arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 FM:: Final Map FM:: Final ewater ww:Wasttorney CA: City Attorney F0: Final Occupancy line of encroachment into the tree's root zone area. As identified in the tree protection plan, the root zone equals 1 -foot radius for every 1 inch of tree trunk diameter. Several trees on this site will require tree trunk protection. Tree trunk protection is 2" x 4" x8 foot boards that are wired together and placed around the tree trunk. Trees requiring this protection are: #5, 6, 20, 21, 22, 32, 33, 34, and 35 as identified on the Tree Protection Plan. (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. ■ Grub only for the proposed driveway (do not grade nor compact). ■ Install porous pavers over a three-inch bed of 1/i inch granite covered with one -inch pea gravel for screeding. ■ Use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on- site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 5.e: Should any cultural resources be GP BS 5.e 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 grading permit application plans GP PS, BS, CE 6.16.1 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 hydro GP PS, BS, CE 6.b.2 seeded with an appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 6340 Alcantara Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department PD -7 Master Plan of Development BP: Building Permit FI: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 FM:: Final Map FM:: Final ewater ww:Wasttorney CA: City Attorney F0: Final Occupancy 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 BS 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: A Storm Water Pollution GP PS, BS, CE 8.e.f.1 Prevention Plan (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for GP PS, BS, CE 8.0.2 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 BP, GP PS, BS 11.d 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 Planning Commission. 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 Gradin Plan/Building Permit review process. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services 6340 Alcantara Avenue GP: Grading Permit FD: Fire Department PD -7 Master Plan of Development BP: Building Permit Fl: Final Inspection PD: Police Department CE: City Engineer CUP 2000-0024/ZCH 2000-0008 TO:TemporaryOccupancy WW: Wastewater FM:: Final Map CA: City Attorney F0: Final Occupancy Mitigation Measure 16.c.1: Points of concentrated drainage GP BS, CE 16.c.1 into the creek shall incorporate natural rock riprap designed to blend with the natural landscape and function to dissipate energy and eliminate creek bank erosion, subject to review and approval of the City Engineer. ATTACHMENT 4: Draft Resolution PC 2007-0009 DRAFT RESOLUTION NO. PC 2007-0009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A ONE-YEAR TIME EXTENSION OF AN APPROVED VESTING TENTATIVE PARCEL MAP (TTM 2001-00119 6340 ALCANTARA AVE., RUSSELL) WHEREAS, the applicant, proposes a proposed subdivision of a 1.022 acre, gross, lot into six individual parcels of 0.233, 0.196, 0.141, 0.157, 0.183, and 0.205 acres, gross, each; and WHEREAS, the City Council approved A Tentative Tract Map on March 11, 2003; and WHEREAS, the Planning Commission considered the proposed one year time extension at a meeting held May 6, 2007, setting the expiration date to March 11, 2008; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the time extension: The Planning Commission makes the following findings: 1. The approval of the time extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the time extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval: The Planning Commission does hereby approve a one-year time extension of TTM 2001-0011, to expire on March 11, 2008. 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: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 5 DATE: 3-6-07 Planning Commission Staff Report Consent Agenda Time Extensions TTM 2003-0039, TTM 2004-0064 2555, 2605, 2705 EI Camino Real (Peter Laughlin) SUBJECT: Consideration of a one-year time extension for Tentative Tract Map 2003-0039 and Tentative Tract Map 2004-0064. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2007-0015, thereby approving a one-year Time Extension of Tentative Tract Map 2003-0039 and Tentative Tract Map 2004-0064 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance. SITUATION AND FACTS: 1. Applicant / Representative: Peter Laughlin, 479 Pacific Street, Suite 2A, Monterey, CA 93940 2. Project Address: 2555, 2605, 2705 EI Camino Real, Atascadero (San Luis Obispo County) APN 049-151-008, 009, 011 3. General Plan Designation: General Plan Designation: High -Density Residential (16 units/acre) / Suburban Estates 4. Zoning District: RMF -16 (Residential Multiple -Family) / Residential Suburban 5. Site Area: 7.3 acres 6. Existing Use: Single -Family Residence / Vacant 7. Environmental Status: Certified Mitigated Negative Declaration 2005-0021 DISCUSSION: Background: Surrounding Land Use and Setting: North: Residential Multi -Family East: Residential Multi -Family South: Residential Multi -Family West: Residential Single -Family Relocated Colony Home Project site: location Emerald Ridge Phase III Project site: Emerald Ridge Phase II Emerald Ridge: ` Phase I - approved Highway 101 EI Camino [ I Real Phase I of the project was approved by Planning Commission on May 4, 2004. The project was updated to include Phase II and III approved on May 20, 2005. The applicant is proposing a Time Extension to the Master Plan of Development for Emerald Ridge Phase 1, II and III for a 132 -unit condominium development. Colony Home Relocation Update: Phase I of the project included a condition requiring relocation of the existing Colony Home to an alternate residential parcel. The applicant has relocated the home to a currently vacant single-family residential parcel on the west side of Atascadero. Analysis: The Subdivision Map Act mandates an initial two-year life and, by local ordinance, the City can extend initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period or periods not to exceed a total of five years. These are discretionary extensions. The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Planning Commission may add or modify any conditions of approval, prior to granting the Time Extension, to ensure the project remains consistent with updated ordinances and policy. Staff is not recommending any modifications with this Time Extension. General Plan Consistency The proposed Amendment remains consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1.5: Supports attached multi -family developments on prime multi- family sites throughout the City. Based on qualifying factors set forth in the General Plan, this site qualifies for prime multi -family status. Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". Map History: Original Approval Expiration Time Ext. #1 New Expiration May 20, 2005 May 20, 2007 May 20, 2008 CONCLUSION: The City Council found the proposed subdivision map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the Time Extension subject to additional or revised project conditions. 2. The Commission may deny the Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. 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. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1 — Location, General Plan, and Zoning Map Attachment 2 — Draft Resolution 2007-0015 Attachment 1: Location Map, General Plan and Zoning Project Emerald Ridge Project Zoning: RMF -16 General Plan Designation: High Density Residential ATTACHMENT 2: Draft Resolution PC 2007-0015 DRAFT RESOLUTION NO. PC 2007-0015 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A ONE-YEAR TIME EXTENSION OF TENTATIVE TRACT MAP 2003-0039 & 2004-0064 (25559 26059 & 2705 El Camino Real, Laughlin Development Co.) WHEREAS, the applicant, proposes a Time Extension for a Master Plan of Development for Emerald Ridge Phase I, II and III, a 132 unit condominium development; and WHEREAS, the Planning Commission approved Phase I Tentative Tract Map 2003- 0039 on May 4, 2004 with amended and expanded Tentative Tract Map 2004-0064 approval following on May 20, 2005; and NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the time extension: The Planning Commission of the City of Atascadero makes the following findings: 1. The approval of the time extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the time extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval: The Planning Commission of the City of Atascadero does hereby approve a one-year time extension of TTM 2003-0039 and TTM 2004-0064, to expire on May 20, 2008. 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: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TTM - Tentative Tract Maps\TTM 04\TTM 2004-0064 2555. 2605 ECR\Time Extension\TTM 2003-0039.PC staff report.km.doc ITEM NUMBER: 6 DATE: 3-6-07 Planning Commission Staff Report Consent Agenda Time Extension TTM 2004-0048 5310 Carrizo Road (Fred Machado) SUBJECT: Consideration of a one-year time extension for Tentative Tract Map 2004-0048. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2007-0017, thereby approving a one-year Time Extension of Tentative Tract Map 2004-0048 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance. SITUATION AND FACTS: 1. Owner: Fred Machado, 7400 Morro Road, Suite A, Atascadero, CA 93422 2. Project Address: 5310 Carrizo Road, Atascadero, CA 93422, APN: 049- 101-022 3. General Plan Designation: General Plan Designation: SFR -X (Single -Family Residential — X, 0.5 net acre minimum lot size) 4. Zoning District: SFR -X (Residential Single Family) 5. Site Area: 3 -acres 6. Existing Use: Single -Family Residence 7. Environmental Status: Certified Mitigated Negative Declaration 2004-0030 DISCUSSION: Background: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would establish a Planned Development #17 Overlay on the site subject to a Master Plan of Development (CUP) that would allow eleven (11) new single-family residences to be constructed and one (1) Colony Home to remain. The Tentative Tract Map would create a twelve (12) lot subdivision. On January 11, 2005, the City Council conducted a public hearing and adopted the establishment of a PD -17 Overlay Zone on the subject parcel to include a Master Plan of Development and Vesting Tentative Tract Map. Analysis: The Subdivision Map Act mandates an initial two-year life and, by local ordinance, the City can extend initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period or periods not to exceed a total of five years. These are discretionary extensions. The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Planning Commission may add or modify any conditions of approval, prior to granting the time extension, to insure the project remains consistent with updated ordinances and policy. Staff is not recommending any modifications with this time extension. General Plan Consistency The proposed Amendment remains consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist. Land Use Policy 2.1.5: Supports attached multi -family developments on prime multi- family sites throughout the City. Based on qualifying factors set forth in the General Plan, this site qualifies for prime multi -family status. Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". Map History: Original Approval Expiration Time Ext. #1 New Expiration January 11, 2005 January 11, 2007 January 11, 2008 CONCLUSION: The City Council found the proposed subdivision map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the Time Extension subject to additional or revised project conditions. 2. The Commission may deny the Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. 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. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1 — Location, General Plan, and Zoning Map Attachment 2 — Draft Resolution 2007-0017 ATTACHMENT 2: Official Zoning Map Change 2004-0078 (Planned Development Overlay #17) Project RMF -16 Site El Oamino 'Rea R'S� Existing Designations: -General Plan: Single Family Residential -)( -Zoning District: Residential Single -Family — X Proposed Designations: -General Plan: Single Family Residential -)( -Zoning District: Residential Single -Family —X/PD- 17/HS ATTACHMENT 2: Draft Resolution PC 2007-0017 DRAFT RESOLUTION NO. PC 2007-0017 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A ONE-YEAR TIME EXTENSION OF TENTATIVE TRACT MAP 2004-0048 (5310 Carrizo Road, Fred Machado) WHEREAS, the applicant, proposes a time extension for a project consisting of a zone change from RSFA (Residential Single -Family) to RSFA / PD -17 (Residential Single -Family with Planned Development Overlay #17) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 049-101-022; and, WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing held on January 11, 2005, studied and adopted Zone Change 2004-0078, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the time extension: The Planning Commission of the City of Atascadero makes the following findings: 1. The approval of the time extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the time extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval: The Planning Commission of the City of Atascadero does hereby approve a one-year time extension of TTM 2004-0048, to expire on January 11, 2008. 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: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TTM - Tentative Tract Maps\TTM 04\TTM 2004-0048 5310 Carrizo road\TTM 2004-0048.PC staff report.km.doc ITEM NUMBER: 7 DATE: 3-6-07 Planning Commission Staff Report Consent Agenda Time Extension TPM 2002-0028 9555, 9575, & 9550 Vista Bonita Avenue, AT 01-091 (Frederick) SUBJECT: Consideration of a one-year time extension for Tentative Parcel Map AT 01-091 (TPM 2002-0028). RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2007-0016, thereby approving a one-year Time Extension of Tentative Parcel Map 2002-0028 in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance. SITUATION AND FACTS: 1. Applicant/Owner: Michael L. Frederick, P.O. Box 573, Atascadero, CA 93423 2. Project Address: 9555, 9575, & 9550 Vista Bonita Avenue, Atascadero, CA 93422 APN: 030-441-013,014, 015 3. General Plan Designation: Single -Family Residence (SFR -Z) 4. Zoning District: 5. Site Area: 6. Existing Use: Residential Single -Family (RSF-Z) 4.33 acre Single -Family Residence, Cellular Site 7. Environmental Status: Class 3(b) Categorical Exemption DISCUSSION: Background: The project is a proposed subdivision of a 4.33 acre lot into two individual parcels of 1.87 and 2.46 acres gross, each. Proposed Parcel 1 is currently developed with cellular facilities, which will be confined to that lot and proposed Parcel 2 could be developed with a single-family residence. The property will utilize the City's wastewater facilities and Atascadero Mutual Water Company will provide water services. Analysis: The Subdivision Map Act mandates an initial two-year life and, by local ordinance, the City can extend that initial life up to an additional 12 months. Additionally, the City may extend the time at which the map expires for a period or periods not to exceed a total of five years, (these are discretionary extensions). The application for the extension must be filed prior to the expiration date. The Planning Commission has discretion on whether they want to extend the map, or they can defer the decision to the City Council. The Planning Commission may add or modify any granting the time extension, to insure the project ordinances and policy. Staff is not recommending extension. Map History: Original Approval Time Extension 1 Time Extension 2 CONCLUSION: Applied 2/21/06 Applied 1/23/07 conditions of approval, remains consistent with any modifications with Approval February 24, 2004 May 2, 2006 March 6, 2007 prior to updated this time Expiration February 24, 2006 February 24, 2007 February 24, 2008 The City Council found the proposed subdivision map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the time extension subject to additional or revised project conditions. 2. The Commission may deny the time extension if it is found to be inconsistent with the General Plan or any of the other required findings. 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. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 — Approved conditions of approval and mitigation monitoring Attachment 3 -- Draft Resolution PC 2007-0016 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2002-0028 9555, 9575, & 9550 Vista Bonita Ave. Chalk Mountain GolfBonitaVista Avenue `.�El :• •• Avenue Zoning District: Single -Family Residential (SFR -Z) Land Use Designation: Residential Single -Family (RSF-Z) Attachment 2: Conditions of Approval / Mitigation Monitoring TPM 2002-0028 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. Planning Services - Standard Planning Conditions 1. The approval of this application shall become final, subject to the Ongoing PS completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date, or a final map is recorded with the County Recorder's Office. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A Parcel map drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the Ongoing CA 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. 6. The final map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. Project Specific Conditions 7. All future residential development on the parcels shall be FM PS constructed with fire sprinklers. 8. Septic systems may be allowed on these parcels, providing GP/BP PW/PS/BS the systems meet all City and Building Code regulations and policies. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. 9. All future development shall be consistent with the Conditions PM PS of Approval detailed in Planning Commission Resolution No. 2001-038. 10. All future proposals for cellular facilities shall be required to Ongoing PS amend the existing Conditional Use Permits and shall be required to co -locate on existing facilities. 11. Prior to recordation of the final map, the applicant shall submit PM PS a landscaping plan for all areas previously disturbed and for the area surrounding the gate on Vista Bonita. This landscaping plan shall be reviewed and approved by the Community Development Department and the landscaping shall be installed prior to recordation of the final map. Engineering Standard Conditions 12. In the event that the applicant is allowed to bond for any public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 13. An engineer's estimate of probable cost shall be submitted for FM CE review and approval by the City Engineer to determine the amount of the bond. 14. The Subdivision Improvement Agreement shall record FM CE concurrently with the Final Map. 15. The applicant shall enter into a Plan Check/Inspection FM CE agreement with the City. 16. The applicant shall acquire title interest in any off-site land that FM CE may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 17. Slope easements shall be obtained by the applicant as FM CE needed to accommodate cut or fill slopes. 15. Drainage easements shall be obtained by the applicant as FM CE needed to accommodate both public and private drainage facilities. The applicant shall address storm water detention prior to grading and drainage approval. 18. A current preliminary subdivision guarantee shall be submitted FM CE for review in conjunction with the processing of the parcel map. 19. The final map shall be signed by the City Engineer prior to the FM CE map being placed on the agenda for City Council acceptance. 20. Prior to recording the final map, the applicant shall pay all FM CE Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. outstanding plan check/inspection fees. 21. Prior to recording the final map, the applicant shall complete FM CE all improvements required by these conditions of approval. 22. Prior to recording the final map, the applicant's surveyor shall FM CE set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 23. Prior to recording the parcel map, the applicant shall submit a FM CE 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. 24. All existing and proposed utility, pipeline, open space, or other FM CE easements are to be shown on the final map. If there are building or other restrictions related to the easements, they shall be noted on the final map. The applicant shall show all access restrictions on the final map. 25. Prior to recording the final map, the applicant shall have the FM CE map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the final map. 26. All public improvements shall be constructed in conformance FM CE with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 27. The applicant shall be responsible for the relocation and/or FM CE alteration of existing utilities. 28. The applicant shall install all new utilities (water, gas, electric, FM CE cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 29. Prior to the final inspection of any public improvements, the FM CE 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. 30. The applicant shall monument all property corners for FM CE Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. construction control and shall promptly replace them if disturbed. Engineering Project Specific Conditions 31. An ingress, egress and utility easement shall be retained over FM CE Vista Bonita Avenue. 32. A road maintenance agreement shall be prepared for FM CE maintenance of the private driveway, prior to recordation of the final map. The agreement shall be reviewed and approved by the City Engineer, Community Development Director and the City Attorney. After approval, the road maintenance shall record concurrently with the final map. Building /Fire Marshal: 33. Interior fully automatic fire sprinklers will be required for all new GP FD/PS/BS residential development. 34. All roads, access ways and driveways shall be built to Fire GP FD/PS/BS Department standards, including turnouts and/or turnarounds, as required. The short stretch of grade @ 22% shown on the tentative map will be acceptable due to the shallow bury of utilities. 35. All residential structures shall be within 800 feet of a fire hydrant GP FD/PS/BS as measured along the road and driveways. Water tanks will not be an acceptable method of providing emergency water supplies. Water Company: 36. The applicant shall design and construct the water system FM AMWC improvements needed to serve the subdivision. The water system improvements required to serve the subdivision shall be private, shall be operated and maintained by the applicant and shall be isolated from the AMWC system with an appropriate back-flow prevention device. The applicant is responsible for designing and constructing water system improvements that will deliver water at the pressures and flows needed to serve the subdivision. 37. AMWC expressly reserves and retains all rights and privileges grated to it, among other things, to construct and operate water facilities over, along, upon and through the segment of the roadway alignment that is to be abandoned. Said rights and privileges were granted to AMWC by that certain Deed, dated October 20, 1914, and recorded in the Office of the County Recorder, County of San Luis Obispo, State of California, in Volume 113, at page 56. MITIGATION MEASURES Mitigation Measure 3.b.1: The project is conditioned to comply GP/BP BS/PS 3.b.1 with all applicable District regulations pertaining to the control of Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. • Install diesel oxidation catalysts (DOC), catalyzed diesels particulate filters (CDPF) or other District approved emission reduction retrofit services (Required for projects grading more than 4.0 acres of continuously worked area). Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to revegatation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1 fencing around the drip line of each existing on-site tree and/or native shrub mass within 20 feet of construction activity. Mitigation Measure 4.e.2: Grading and excavation and grading work shall BP PS 4.e.2 be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within the area of work shall be fenced for protection with 4 - foot chain link, snow, or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Conditions of Approval / Mitigation Monitoring Program Timing Responsibility Mitigation TPM 2002-0028 (AT 01-091) PM: Parcel Map /Monitoring Measure 9230 Vista Bonita Avenue GP: Grad Prmt PW: Public Works BP: Build Prmt PS: Plan Services TO: Temp Occpy BS: Build Services FO: Final Occpy FD: Fire Dept PI: Public Imps PD: Police Dept FM: Final Map CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Atas Mutual Water Co. Mitigation Measure 6.b: All disturbed areas, not shown on the project BP BS 6.b landscape plan for landscaping shall be hydro seeded with a native seed mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per an approved landscape plan. Duration of the proiect: The contractor will be responsible for the clean up of any mud or debris that is tracked out on to EI Bordo Rd and/or the private access drive by construction vehicles. Mitigation Measure 6.c.d: A soils report shall be required to be submitted BP BS 6.c.d with any future building permits by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 11.d: All construction activities shall comply with the BP BS/PS 11.d City of Atascadero Noise Ordinance for hours of operation. EXHIBIT C: Tentative Parcel Map TPM 2002-0028 ATTACHMENT 3: Draft Resolution PC 2007-0016 TPM 2002-0028 9555, 9575, & 9550 Vista Bonita Ave. DRAFT RESOLUTION NO. PC 2007-0016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A ONE-YEAR TIME EXTENSION OF TENTATIVE PARCEL MAP 2002-0028 (95559 95759 & 9550 VISTA BONITA AVE., FREDERICK) WHEREAS, the applicant, proposes a proposed subdivision of a 4.33 acre, gross, lot into two individual parcels of 1.87 and 2.46 acres, gross, each. Proposed Parcel 1 is currently developed with cellular facilities, which will be confined to that lot and proposed Parcel 2 could be developed with a single-family residence; and WHEREAS, the City Council approved A Tentative Parcel Map on February 24, 2004; and WHEREAS, the Planning Commission considered the proposed one year time extension at a meeting held March 6, 2007, setting the expiration date to February 24, 2008; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the time extension: The Planning Commission makes the following findings: 1. The approval of the time extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the time extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval The Planning Commission does hereby approve a one-year time extension of TPM 2002-0028, to expire on February 24, 2008. 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: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Does)\- TPM - Tentative Parcel Maps\TPM 02\TPM 2002-0028 Vista Bonita\Time Extension 2\TPM 2002-0028.PC staff report.km.doc ITEM NUMBER: 8 DATE: 3-6-07 Atascadero Planning Commission Staff Report - Public Works Department Final Map 2005-0116 (Parcel Map AT 04-0543) 7392 Santa Ysabel (TPM 2004-0066) Patrick Kennedy RECOMMENDATIONS: Planning Commission: 1. Adopt and approve Final Parcel Map 2005-0116 (Parcel Mat AT 04-0543). DISCUSSION: Tentative Parcel Map 2004-0059 was approved by the City Council on February 15, 2005. The Tentative Parcel Map approved the division of one 14,668.26 square foot parcel into four parcels of 2875.84, 2742.85, 4500.00, and 4549.57 square feet. Staff has determined that the Parcel Map is in substantial conformance with approved Tentative Parcel Map. Pursuant to California Government Code Section 66474.1 the approving legislative body (Planning Commission) cannot deny a Parcel Map that is in substantial conformance with the previously approved Tentative Map. Also, Pursuant to California Government Code Section 66477.1(a), at the time the legislative body approves a Parcel Map, the legislative body shall also accept, accept subject to improvement, or reject any offer of dedication. FISCAL IMPACT: None ATTACHMENTS: Exhibit A: Final Map 2005-0116 (Parcel Map AT 04- 0543) Final Map 2005-0116 Page 1 of 2 Exhibit A Final Map 2005-0116 (Parcel Map AT 04-0543) 7392 Santa Ysabel Patrick Kennedy wfwww ?MAR" y 'Bomb of Final Map 2005-0116 Page 2 of 2 ITEM NUMBER: 9 DATE: 3-6-07 Atascadero Planning Commission Staff Report - Public Works Department Final Map 2006-0146 (Parcel Map AT 05-0304) 6004 San Palo Road (LLA 2005-0077) Dana Schneider RECOMMENDATIONS: Planning Commission: 1. Adopt and approve Final Parcel Map 2006-0146 (Parcel Map ATAL 05- 0304). DISCUSSION: Lot Line Adjustment 2005-0077 was approved by the Community Development Department on April 17, 2006. The Lot Line Adjustment changed the reconfiguration of two lots in order to accommodate a new building site. Staff has determined that the Final Map is in substantial conformance with approved Lot Line Adjustment. Pursuant to California Government Code Section 66474.1 the approving legislative body (Planning Commission) cannot deny a parcel map that is in substantial conformance with the previously approved Lot Line Adjustment. FISCAL IMPACT: None ATTACHMENTS: Exhibit A: Final Map 2006-0146 (Parcel Map ATAL 05-0304) Final Map 2006-0146 Page 1 of 2 ITEM NUMBER: DATE: Exhibit A Final Map 2006-0146 (Parcel Map AT 05-0304) 6004 San Palo Road, Dana Schneider a O S t 4 k 1� / . + # a F r y y meg — ------ Lu Awl O y b P ' Odp ono ' �! •.� �� J CQ o �a 7 lk W 9 y g $ a a Final Map 2006-0146 Page 2 of 2 9 ITEM NUMBER: 10 DATE: 3-6-07 Atascadero Planning Commission Staff Report - Community Development Department 7298 & 7312 Santa Ysabel Avenue Planned Development #25 Zone Change 2005-0110, Master Plan of Development (CUP 2005-0174), Tentative Tract Map 2005-0081 (Patel & Patel) RECOMMENDATIONS: Staff Recommends Planning Commission: 1. Adopt Resolution PC 2007-0011 recommending that the City Council certify Proposed Mitigated Negative Declaration 2006-0036; and, 2. Adopt Resolution PC 2007-0012 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2005-0110 based on findings; and, 3. Adopt Resolution PC 2007-0013 recommending that the City Council approve Conditional Use Permit 2005-0174 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution PC 2007-0014 recommending the City Council approve Tentative Tract Map 2005-0081 based on findings and subject to Conditions of Approval and Mitigation Monitoring. ITEM NUMBER: 10 DATE: 3-6-07 REPORT -IN -BRIEF: The proposed project consists of an application for a Zone Change (ZCH), Conditional Use Permit (CUP) and Tentative Tract Map (TTM). The Zone Change request would place a Planned Development #25 overlay on the site subject to a Master Plan of Development (CUP) that would allow construction of twelve (12) new attached single- family residences. The project would demolish two existing single-family residences. The Tentative Tract Map would create a twelve (12) lot subdivision in accordance with the PD #25 standards. No native trees are on site. DISCUSSION: Situation and Facts: 1. Owners: Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 Niral Patel, 175 S. Mesa Road, Nipomo CA 93444 2. Project Address: 7298 & 7312 Santa Ysabel Avenue, Atascadero, CA 93422 APN 030-121-003 & 004 3. General Plan Designation: HDR (High -Density Residential, 16 units per acre) 4. Zoning District: RMF -16 (Residential Multi -Family -16) 5. Site Area: 0.957 acres / 41,827 Sq. Ft. (combined area of the 2 lots) 6. Existing Use: One Single -Family Residence on each lot 7. Environmental Status: Proposed Mitigated Negative Declaration 2006-0036 Background Surrounding Land Use and Setting: North: Multi -Family Residential -16 East: Multi -Family Residential -16 ITEM NUMBER: 10 DATE: 3-6-07 South: Multi -Family Residential -16 West: Commercial Retail The project site is zoned Residential Multi -Family -16 with a corresponding General Plan designation of High Density Residential, which allows for a maximum of 16 units per acre. The Zoning Ordinance allows the establishment of a Planned Development Overlay No. 25 (PD -25) in the Multi -Family Zone, based on specific site development standards and appearance review, as analyzed within this report. Properties to the north, south, and east are Residential Multi Family - 16 and properties to the west are Commercial Retail. The residences have been designed to be consistent with the existing neighborhood and current zoning. ITEM NUMBER: 10 DATE: 3-6-07 ANALYSIS: The proposed project consists of a twelve -lot residential subdivision on two existing parcels with a combined area of 0.957 acres under the requirements of a PD -25 Overlay Zoning District. The proposed lot sizes range from 2,745 to 4,552 square feet. Building footprints do not exceed 40% of the net lot area, as required by the PD -25 requirements. The units are designed as attached single family residences. There are six buildings proposed with two residential units per building. The tentative tract map divides the two parcels in to 12 individual lots. Proposed homes range in size from approximately 1512 to 1602 square feet of living space. Garage sizes range from approximately 253 to 444 square feet (a combination of one and two car garages.) A Master Plan of Development, approved as a Conditional Use Permit, will include all site development and architectural design standards for the project. The Planning Commission can make any future amendments to the Master Plan of Development in the future, independent of Council action. As a Planned Development, the Planning Commission must find the project provides high quality architectural, landscape, and site design to warrant the granting of special development standards. Appearance Review The following amenities have been provided throughout the project to warrant the granting of the Planned Development Overlay District as analized below: • Decorative parking court/shared driveway. • Architectural detailing and high quality materials • Emphasized front entry features and porches • Professional Landscape Plan ITEM NUMBER: 10 DATE: 3-6-07 Site Plan, Circulation, Parkin The proposed site plan meets the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan, including the development standards of the PD -25 overlay zone. The project includes 12 new attached units arranged around a shared decorative parking court that is accessed off of Santa Ysabel Avenue. The applicant has provided a total of 42 parking spaces which exceed the 33 code required parking spaces. Seven of the twelve residential units have two car garages with the other five units consisting of the one -car garages. All units are designed to provide for an additional one to two guest parking spaces in the driveway. Four additional guest parking spaces are provided at the terminus of the parking. Full frontage improvements will be constructed along the Santa Ysabel Avenue frontage to include curb, gutter, and sidewalk. All utilities are to be undergrounded. All trash storage, recycling storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. Proiect Summary Table SITE AREA PERCENTAGE CALCULATIONS LOT 1: (N) BUILDING FOOTPRINT AREA= 951 SOFT. — 26% PAVED/CONCRETE AREA = 990 SQ.FT. - 287. LANDSCAPED AREA G 1,658 SQ.FT. = 46% TOTAL SITE AREA = 3.599 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE = 41% OF NET LOT ARFA = = 26% LOT 2: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 31% PAVED/CONCRETE AREA = 746 SQ.FT. = 27% LANDSCAPED AREA = 1,128 SQ.FT. = 42% TOTAL SITE AREA — 2,729 SOFT, = 100% BUILDING FOOTPRINT COVERAGE = 41% OF NET LOT AREA = = 37% LOT 3: (N) BUILDING FOOTPRINT AREA- (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 32% PAVED/CONCRETE AREA = 718 SQ.FT. = 27% LANDSCAPED AREA = 1.113 SQ.FT. = 41% TOTAL SITE AREA - 22,685 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA — = 39% LOT 4: (N) BUILDING FOOTPRINT AREA- 855 SQ.FT. = 22% PAVED/CONCRETE AREA = 1.891 SQ.FT. = 48% LANDSCAPED AREA 1,192 SOFT. = 30% TOTAL SITE AREA 3,938 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 34% LOT 5: (N) BUILDING FOOTPRINT AREA= 995 SOFT. = 28% PAVED/CONCRETE AREA —1.103 SOFT. = 32% LANDSCAPED AREA = 1,406 SQ.FT. = 40% TOTAL 51TE AREA = 3,504 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 29% LOT 6: (N) BUILDING FOOTPRINT AREA- 995 SQ.FT. = 26% PAVED/CONCRETE AREA = 1,115 SQ.FT. = 29% LANDSCAPED AREA = 1.757 SQ.FT. = 45% TOTAL SITE AREA - 3,867 SOFT. = 100% BUILDING FOOTPRINT COVERAGE ns: NFT 101 AREA INCLUDING BASIN= = 29% ITEM NUMBER: 10 DATE: 3-6-07 LOT 7: (N) BUILDING FOOTPRINT AREA= 1,000 SQ.FT. = 25% PAVED/CONCRETE AREA = 1,132 SQ.FT. = 29% LANDSCAPED AREA 1,802 SQ.FT. = 46% TOTAL SITE AREA = 3,934 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA INCLUDING BASIN= = 30% LOT 8: (N) BUILDING FOOTPRINT AREA= 989 SQ.FT. — 29% PAVED/CONCRETE AREA = 1,089 SQ.FT. — 31% LANDSCAPED AREA = 1,392 SQ.FT. = 40% TOTAL SITE AREA = 3,470 SQ.FT. - 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 34% LOT 9: (N) BUILDING FOOTPRINT AREA= 951 SQ.FT. = 20% PAVED/CONCRETE AREA = 2,107 SQ.FT. = 45% LANDSCAPED AREA = 1,633 SQ.FT. = 35% TOTAL SITE AREA = 4,691 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 30% LOT 10: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 32% PAVED/CONCRETE AREA = 764 SQ.FT. = 28% LANDSCAPED AREA = 1,076 SQ.FT. = 40% TOTAL SITE AREA = 2,695 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 38% LOT 11: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 31 % PAVED/CONCRETE AREA = 707 SQ.FT. = 26% LANDSCAPED AREA = 1,168 SQ.FT. = 43% TOTAL SITE AREA = 2,730 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 37% LOT 12: (N) BUILDING FOOTPRINT AREA= 951 SQ.FT. = 24% PAVED/CONCRETE AREA 1,037 SQ.FT. = 27% LANDSCAPED AREA = 1,889 SQ.FT. = 499 _ TOTAL SITE AREA = 3,877 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA - = 24% ITEM NUMBER: 10 DATE: 3-6-07 Architecture, Materials, Color The proposed residential units incorporate architectural fagade detailing in order to create a more single family neighborhood appearance. Facades include large porches, wood siding, stone accents, shutters, and grided hung windows consistent with Atascadero's colony style architectural details. There are two of each of the above elevations proposed on site for a total of six buildings (twelve units.) Landscape Design & Site Drainage Site drainage has been designed to flow into one on-site shallow drainage detention basin located on lots 6 and 7. The basin shall be landscaped by the applicant and maintained by the homeowner's association. An easement is to be recorded over the basin for use by the other lots for both drainage and access. The basin / landscape feature is located at the end of the driveway in a prominent location visible from all lots and Santa Ysabel Avenue per the requirements of the PD -25 overlay zone. The basin is primarily designed as a passive green space feature at the center of the project. Wastewater Sewer service will be extended from Santa Ysabel Avenue onto the project site. ITEM NUMBER: 10 DATE: 3-6-07 Fiscal Impact Based on findings from the Taussig Study, revenue from new residential development including property tax revenues, vehicle licensing fees, sales taxes, and other revenues are insufficient to cover the maintenance and emergency services costs of new development. Based on the revenue projections from the Taussig Study, the City has developed standard conditions of approval for new development projects that require the cost of maintenance and emergency services to be funded by the project through a combination of road assessment districts, landscape and lighting districts and community facilities districts or other approved means (CUP and TTM Conditions #17 and #18). Inclusionary and Workforce Housing The City Council has implemented an interim Inclusionary Affordable Housing Program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units or for an in -lieu fee to be paid. A condition of approval has been added to ensure this requirement is met (CUP and TTM Conditions #14 and #15). Project Benefits One of the required findings for approval of a planned development rezone is that the project offers certain redeeming features to compensate for the requested modification. The table below summarizes the City Council Planned Development Benefits Policy. The Planning Commission must find that the project meets all of the Tier 1 benefits as underlined below. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) Affordable / Workforce Housing a) Pocket Parks in larger projects b) High Quality Architectural Design b) Trails /Walkways for Pedestrian PD - 25 c) High Quality Landscape Design Connectivity d) Buffering between Urban and c) Historic Preservation Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals Affordable Housing The City Council has implemented an Interim Inclusionary Affordable Housing Program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units. This program ITEM NUMBER: 10 DATE: 3-6-07 requires the proposed project to provide two deed -restricted units for a 30 -year period, one moderate -income and one low-income (CUP and TTM Condition #14). Tentative Tract Map A twelve (12) -lot Tentative Tract Map is proposed as part of the project consistent with the Master Plan of Development. The Tract Map has been conditioned by the City Engineer to meet all City standards, including street frontage improvements. The applicant will be required to record CC&R's for the map that will include maintenance and access of any common areas, including the project drainage detention basins (CUP and TTM Condition #16 and #20.) General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: Housing Element Policy 2.1.2: "Continue to encourage, where suitable, Planned Unit Development (PD) Overlay Zones, particularly the PD -7 zone of small lot subdivisions, for single-family ownership in the RMF -10 and RMF -16 zoning districts". Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods." Land Use Program 1.1.7: "Within the Urban Core encourage infill development or revitalization or reuse of land already committed to urban development where utilities and public services exist." Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods." Implementing General Plan programs requires appearance review of architectural design, materials, street trees, and landscaping to maintain and retain the rural atmosphere and protect the environment, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned, is consistent with the General Plan. In staff's opinion, the project is consistent with the goals and policies of the Land Use Element and the Housing Element. The project will provide 12 new single-family dwellings that fulfill an important housing need within the community. As conditioned, the project incorporates architectural and landscape elements that are consistent with the character of the surrounding neighborhood, and the General Plan's appearance review requirement. ITEM NUMBER: 10 DATE: 3-6-07 Findings: Planned Development Overlav / Historic Site Ove As specified in the City's General Plan and Zoning Ordinance, the following specific findings for the proposed Zone Change shall be made in order to approve the proposed project: 1. The proposed Zone Change is in conformance with the adopted General Plan goals, policies, and programs and the overall intent of the General Plan. 2. The proposed Zone Change is compatible with existing development, neighborhoods and the environment. 3. The proposed Zone Change will not create any new significant and unavoidable impacts to traffic, infrastructure, or public service impacts. 4. The proposed Zone Change is consistent with the project -specific Mitigated Negative Declaration. Conditional Use Permit (Master Plan of Development) As previously mentioned, a Master Plan of Development is required for the PD -25, approved through the Conditional Use Permit process. 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, and specific standards of the Zoning Ordinance. The following five findings must be made to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use is consistent with the Medium Density Residential designation of the General Plan and Housing Element Policy 2.1.2, Land Use Policy 1.1, Land Use Policy 2.1, and Land Use Program 1.1.7. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -25 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -25 Zoning Code provisions, incorporating high-quality architectural and neighborhood design. 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. ITEM NUMBER: 10 DATE: 3-6-07 Staff Comment: The proposed residential project will not be detrimental to the general public or working persons' health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to be consistent with the existing neighborhood character, which includes a mix of multi family and single family dwellings and the mix of both attached and detached dwelling units. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. An individual ownership residential subdivision use in the proposed location is consistent and compatible with the surrounding residential neighborhood. The General Plan identifies this site as Multi -Family Residential with a maximum density of 16 dwelling units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes allowing up to 16 du/ac may be allowed through a Planned Development Overlay. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Master Plan of Development (Conditional Use Permit) can be made. The project is consistent with the City's General Plan Land Use and Housing Elements. Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies and interested members of the public on November 3, 2006. The Environmental Analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, cultural resources, geology and soils, water quality, noise, and traffic. Mitigation measures pertaining to these areas are included. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2006-0036. ITEM NUMBER: 10 DATE: 3-6-07 CONCLUSION: In staff's opinion, proposed development is consistent with the General Plan and compatible with the surrounding neighborhood. The project incorporates appearance review of architectural design, materials, and landscaping into the site and building design, as conditioned. Required conditions and mitigation measures have been appropriately incorporated into the project. As analyzed within the project's Initial Study and Draft Mitigated Negative Declaration, the proposed Master Plan of Development would have no significant environmental impacts. Based on staff's analysis in the preceding sections, it appears all of the required findings for project approval 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 recommend the City Council deny the project. The parcel would retain its designation of Residential Multi -Family - 16. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Callie Taylor, Assistant Planner ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Proposed Mitigated Negative Declaration and Initial Study Attachment 3: Response to Comments Attachment 4 Draft Resolution PC 2007-0011: Proposed Mitigated Negative Declaration Attachment 5: Draft Resolution PC 2007-0012: Zoning Map Change Attachment 6: Draft Resolution PC 2007-0013: Master Plan of Development Attachment 7: Draft Resolution PC 2007-0014: Tentative Tract Map ITEM NUMBER: 10 DATE: 3-6-07 Attachment 1: Location Map, General Plan, and Zoning Existing Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family - 16 Proposed Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family — 16 / Planned Development #25 Project Site: 7298 & 7312 Santa Ysabel Existing Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family - 16 Proposed Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family — 16 / Planned Development #25 ITEM NUMBER: 10 DATE: 3-6-07 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER: 10 DATE: 3-6-07 Attachment 3: Response to Comments for Mitigated Negative Declaration 2006-0036 Air Pollution Control District CITY OF ATASCADERO INITIAL STUDY RESPONSE TO COMMENTS FOR MITIGATED NEGATIVE DECLARATION #2006-0036 (Zone Change 2005-0110, CUP 2005-0174, TTM 2005-0081, PD -25) Andy Mutziger, Air Pollution Control District, County of San Luis Obispo Dated November 22, 2006 General Comment: As a commenting agency in the California Environrnental Quality Act (CEQA) review process for a project, the APCD assesses air pollution impacts from both the construction and operational phases of a project, with separate significant thresholds for each. The APCD agrees with the air quality mitigated measures that are included in the Mitigated Negative Declaration; however, there are additional measures that are also needed for this project. Response: APCD comments and requirements have been incorporated into the Mitigated Negative Declaration as to the following mitigation measures: Mitigation Measure 3.b.2: Prior to any grading activities at the site, the applicant shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Mitigation Measure 3.b.3: There shall be no developmental burning of vegetative material. Mitigation Measure 3.b.4: Applicant shall contact Tim Fuhs of the Enforcement Division of the APCD (#781-5912) prior to removal or relocation of utility pipelines and existing buildings. Construction shall comply with the requirements stipulated in the National Emission Standard for ITEM NUMBER: 10 DATE: 3-6-07 Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Mitigation Measure 3.b.5: Applicant shall contact David Dixon of the APCD's Engineering Division at (805) 781-5912 for specific information regarding permitting requirements of equipment and operations. Mitigation Measure 3.b.6: Only APCD approved wood burning devices shall be installed in new dwelling units. These devices include: • All EPA -Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Non -catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Pellet -fueled wood heaters; and • Dedicated gas-fired fireplaces. ITEM NUMBER: 10 DATE: 3-6-07 Attachment 3: Response to Comments for Mitigated Negative Declaration 2006-0036 California Regional Water Quality Control Board CITY OF ATASCADERO INITIAL STUDY RESPONSE TO COMMENTS FOR MITIGATED NEGATIVE DECLARATION #2006-0036 (Zone Change 2005-0110, CUP 2005-0174, TTM 2005-0081, PD -25) Roger Briggs, California Regional Water Quality Control Board Dated November 28, 2006 Comment: (See attached letter) Response As a responsible agency under the California Environmental Quality Act, the comments of the California Regional Water Quality Board are an important part of the CEQA review process. The issues discussed in the letter in regards to Low Impact Development design techniques are acknowledged and will be passed on to the applicant. However, at this time, Atascadero's Municipal Code does not require implementation of these regulations. Therefore, the comments will remain as suggestions only and will not be required as mitigation measures in the Mitigated Negative Declaration. The proposed project at 7298 & 7312 Santa Ysabel has incorporated an on site basin into the site plan which meets the City standards for storm water runoff. The project is required to comply with all mitigation measures outlined in the Mitigated Negative Declaration. The environmental document's initial study concludes that the project will not have significant adverse impacts on the environment when the applicable mitigation measures are implemented. All mitigation measures shall be implemented and followed during the course of the project. The City acknowledges the comments of the Regional Water Quality Board as important concepts and will look into the possibility of adopting these types of requirements in the future. Comment: Linda Adam, Secm1ar7Jor E- ­ ental Prevecti- ITEM NUMBER: DATE: 10 3-6-07 California Regional Water Quality Control Board GO Central Coast Region Arno1J SchwarcenegRc November 28, 2006 Internet Address: help:/hvtivwswrch.ca.gov/nvgcb3 895 Acrovista Place, Suite 101, San Luis Obispo, Califomia 93401 Phone (805) 549-3147 - FAX (805) 543-0397 Callie Taylor 6907 EI Camino Real Atascadero, CA 93422 Ms. Callie Taylor: RE: Notice of Intent to Adopt Mitigated Negative Declaration, Zone Change 2005- 0110, San Luis Obispo County Governor Thank you for the opportunity to review the above -referenced document. The Central Coast Regional Water Quality Control Board (Water Board) is a responsible agency under the California Environmental Quality Act (CEQA). Water Board staff understands that the proposed project will include the construction of 12 new single-family homes, which, without mitigation, will result in the increase of stormwater runoff. We recommend you require Low Impact Development (LID) design techniques for the proposed project. LID or equivalent methods are necessary to mitigate stormwater runoff pollution impacts that result from significantly increased downstream flows due to introduced impermeable surfaces. The County of San Luis Obispo will soon be required to comply with the NPDES Phase II Municipal Stormwater Permit (Permit). The Permit requires new and redevelopments to reduce stormwater runoff volume and pollutant load to the Maximum Extent Practicable (MEP). In most cases, MEP standards are not met by conventional site layouts, construction methods, and stormwater conveyance systems with "end of pipe" basins and treatment systems that do not address the changes in volume and rates of storm water runoff and urban pollutants (including thermal pollution). Low Impact Development practices meet the MEP standard and are more effective at reducing pollutants in storm water runoff at a practicable cost. LID is an alternative site design strategy that uses natural and engineered infiltration and storage techniques to control stormwater runoff where it is generated. The objective is to disperse LID devices uniformly across a site to minimize runoff. LID serves to preserve the hydrologic and environmental functions altered by conventional stormwater management. LID methods provide temporary retention areas, increase infiltration, allow for pollutant removal and control the release of stormwater into adjacent waterways (Anne Guillette, Whole Building Design Guide). For further reference please see: hftp://www.epa._qov/owow/nps/lid/ California Environmental Protection Agency 0 Recycled Paper ITEM NUMBER: 10 DATE: 3-6-07 Callie Taylor 2 of 2 November 28, 2006 Eight Common LID Practices Include: 1. Reduced and Disconnected Impervious Surfaces 2. Native Vegetation Preservation 3. Bioretention 4. Tree Boxes to Capture and Infiltrate Street Runoff 5. Vegetated Swales, Buffers, and Strips 6. Roof Leader Flows Directed to Planter Boxes and Other Vegetated Areas 7. Permeable Pavement 8. Soil Amendments to Increase Infiltration Rates Water Board staff considers a project that meets the following descriptions (inclusive) to be a "Low Impact Development' project: A. Runoff Volume Control. The pre -development stormwater runoff volume is maintained by a combination of minimizing the site disturbance, and providing distributed retention BMPs. Retention BMPs are structures that retain the excess (above pre -development project volumes) runoff resulting from the development for the design storm event (2-, 10-, and 25 -year, 24-hour duration storm). Note that "retention" is required, as opposed to "detention"; retention may be achieved using infiltration methods, and capture -for -use methods. B. Peak Runoff Rate Control. Low impact development practices maintain the pre - development peak runoff discharge rate. This is done by maintaining the pre - development time of concentration and then using retention and/or detention BMPs (e.g., rain gardens, open drainage systems, etc.) that are distributed throughout the site, to control runoff volume. If retention practices are not sufficient to control the peak runoff rate, detention practices may be added. C. Flow Frequency Duration Control. Since low impact development emulates the pre -development hydrologic regime through both volume and peak runoff rate controls, the flow frequency and duration of post -development conditions must be identical (to the greatest extent possible) to those of pre -development conditions. Maintaining pre - development hydrologic conditions will minimize or eliminate potential impacts on downstream habitat due to erosion and sedimentation. Please consider these comments in the approval process for this project. If you have questions, please contact Donette Dunaway at (805) 549-3698. Sincerely, /- Roger W. Briggs Executive Officer S:\CEOA\Comment Letters\San Luis Obispo County\Zone Change 2005.0110.doc California Environmental Protection Agency Q5 Recycled Palmr ITEM NUMBER: 10 DATE: 3-6-07 ATTACHMENT 4: Draft Resolution PC 2007-0011 PD -25 - ZCH 2005-0110; Master Plan of Development (CUP 2005-0174)/ /TTM 2005-0081 Draft Mitigated Negative Declaration 2006-0036 DRAFT RESOLUTION PC 2007-0011 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2006-0036 PREPARED FOR ZONE CHANGE 2005-0110, CONDITIONAL USE PERMIT 2005-0174, AND TENTATIVE PARCEL MAP 2005-0081, APN 030-121-003 & 004 (7298 & 7312 Santa Ysabel Avenue / Patel & Patel) WHEREAS, an application has been received from Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 and Niral Patel, 175 S. Mesa Road, Nipomo CA, (Applicants and Property Owners) to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -25 (Residential Multi -Family -16 with Planned Development Overlay #25) with a corresponding Master Plan of Development and a twelve lot Tentative Tract Map on APN 030-121-003 & 004; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2006-0036 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on March 6, 2007 following the close of the review period to consider the Initial Study and Proposed Mitigated Negative Declaration; and, WHEREAS, the Planning Commission has determined that the project will have no significant impacts with project specific mitigation measures incorporated; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero hereby resolves to recommend that the City Council certify Proposed Mitigated Negative Declaration 2006-0036 based on the following Findings as shown in Exhibit A: I. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, ITEM NUMBER: 10 DATE: 3-6-07 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 4. The project will not achieve short-term to the disadvantage of long-term environmental goals. 5. The project does not have impacts which are individually limited, but cumulatively considerable. 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A Proposed Mitigated Negative Declaration 2006-0036 F+ ITEM NUMBER: 10 DATE: 3-6-07 CITY OF ATASCADERO PROPOSED IAWITIGATED NEGATIVE DECLARATION #2006-0036 694- El Camino Real Atucadero, CA 93422 S05 461-5000 Applicant: y}jmppWw—AtrowGmdeCA93420 Phony ai�j Pa:l.l'S.S 3[csaRosd.:vspomo.CA934�4 Phone 915-:-S-6539 Project Title: Zone Chum 2005-0110.CUP2005-0174.72V2005-WSI.PD 25 Project -29S '3l2 Sart XjAALAv.cue.Atuadeco..C&.934`2 Location: (Sea Lens Obispo Comt<) AW030-121 1-003 & 004 Project ThepropasdpmjectconsistsofinatpplicationbraZoneChange.ComditiaWU-sePernt.and Descriptiom Tentnve Tract Map forthe cmstruction of 12 new singe-f>srih m rachd bomb on individual las thatwill beda•doped mder the feq,,i,suers o0lamedDerdapmear 25 o•eday district uitt the R.A(F-16 Zoning District Pmpa ed hose nape in size from 15 L' to 1602 square fes of living spa:: plus one or two -car pros The project indnds attachd units vith one bome per bt Additional puking is included in eat driveway and fear guest space are also pre ided m site There we no naive on site no nanve trees are proposed br removal The project inc*tds a pa; ng :o tut will tate access off of Santa ) k" General Plan Designation HigbDtmity Reddmaal MR) ZoningDis:ria 1tr;xdential \initi-Fxn1t-16 (R-16) Findings: 1. The project does trot have tie potential to d- ;rade the entironrsemt. The Project Rill not ahie•: a =host -tit to the disadvantage of long -tem entiromeatal goal:. _ . iii project does rot have impacts r.• ch are- inditid%alh• limited but cuadzitvly considrable. 4. The pfoje�t trill not cane substantial &:h-ene effects on h :::tsa beinm either directly of indizetl•:. Determination: Based or the 3bo.%- findings and the iuom=ion contained in the initial Rudy 2006-0036 (mare 3 part hereof by -femce 3._d on file in the Comm::nir: D=: lopment D>pvm-mt). it has b --m detesmin-Y-1 that the aao•: a project Rill not hr.e 3n a vzme impact on the ez•:ironmezt r } the following proposer rakig3tionmew-a es are incorpond_4 into ti `—I old. t2e 3tt3:hmm')- Prepared By: CaMeTgtalor. A.tslsrm-'P:amer Date Posted: \otember3, 2006 Public Review Ends: November -2-2, 2006 Attachments: - Location Zonin?1I3p - Aerial - Existing SitePlsn - SitePlan blaster Plat: of Dn-elopmezt - Floor Pl= - Elet-ation3 - Preliminary Graain_e P13u Site Phctos Initial St:d%. - Response to Comment3 ITEM NUMBER: 10 DATE: 3-6-07 ATTACHMENT 4: Draft Resolution PC 2007-0012 PD -25 - ZCH 2005-0110 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2007-0012 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2005-0110 AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 030-121-003 & 004 FROM RMF -16 (RESIDENTIAL MULTI -FAMILY -16) TO RMF -16 / PD -25 (RESIDENTIAL MULTI- FAMILY -16 WITH PLANNED DEVELOPMENT OVERLAY #25) (7298 & 7312 Santa Ysabel Avenue / Patel & Patel) WHEREAS, an application has been received from Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 and Niral Patel, 175 S. Mesa Road, Nipomo CA, (Applicants and Property Owners) to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -25 (Residential Multi -Family -16 with Planned Development Overlay #25) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 030-121-003 &004; and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current Zoning District is RMF -16 (Residential Multi -Family -16); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0036 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development of the City; 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 Zone Change application was held by the Planning Commission of the City of Atascadero at which ITEM NUMBER: 10 DATE: 3-6-07 hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 6, 2007, studied and considered Zone Change 2005-0110, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning Map of Atascadero Changing the existing site zoning to RMF-16/PD25. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification 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. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 6, 2007, resolved to recommend that the City Council introduce for first reading by title only, an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map ITEM NUMBER: 10 DATE: 3-6-07 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 10 DATE: 3-6-07 Exhibit A: Official Zoning Map Change 2005-0110 (Planned Development Overlay #25) Existing Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family - 16 Proposed Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family — 16 / Planned Development #25 ITEM NUMBER: 10 DATE: 3-6-07 ATTACHMENT 5: Draft Resolution PC 2007-0013 PD -25 Master Plan of Development (CUP 2005-0174) Proposed Master Plan of Development DRAFT RESOLUTION PC 2007-0013 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2005-0174 (MASTER PLAN OF DEVELOPMENT) ON APN 030-121-003 & 004 (7298 & 7312 Santa Ysabel Avenue / Patel & Patel) WHEREAS, an application has been received from Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 and Niral Patel, 175 S. Mesa Road, Nipomo CA (Applicants and Property Owners), to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -25 (Residential Multi -Family -16 with Planned Development Overlay #25) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 030-121-003 & 004; and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RMF -16 (Residential Multi -Family) to RMF -16 with PD -25 (Residential Multi - Family -16 with a Planned Development Overlay 25); and, WHEREAS, the Planned Development #25 Overlay Zone requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0046 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject 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 Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 6, 2007, studied and considered Conditional Use Permit 2005- ITEM NUMBER: 10 DATE: 3-6-07 0174 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission of the City of Atascadero 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 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, 3. The proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 4. 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. 5. 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 6. Benefits derived from the Master Plan of Development and PD overlay zone cannot be reasonably achieved through existing development standards or processing requirements; and, SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 6, 2007, resolved to recommend that the City Council approve Conditional Use Permit 2005-0174 (Master Plan of Development) subject to the following: EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program EXHIBIT B: Master Plan of Development (Site Plan) EXHIBIT C: Statistical Project Summary EXHIBIT D: Landscape Plan EXHIBIT E: Grading and Drainage Plan EXHIBIT F: Color and Materials Board ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT G: Floor Plans and Elevations BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD -25 Master Plan of Development (CUP 2005-0174) ZCH 2005-0110 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary Occupancy PD: Police Department CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy CA: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 Planning Services 1. The approval of this zone change and use permit shall become final FM PS and effective following City Council approval. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2005-0109 and ZCH 2006-0128 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. Approval of this Master Plan of Development shall be valid concurrently FM PS with the life of Tentative Tract Map 2005-0081 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. 4. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 5. The Community Development Department shall have the authority to BP/FM PS approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 6. All subsequent Maps and construction permits shall be consistent with BP/FM PS the Master Plan of Development contained herein. 7. The applicant shall defend, indemnify, and hold harmless the City of BP/FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the project. 8. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS B through G to include the following, subject to staff approval: • The applicant shall submit a new color board to reflect deep earth -tone colors, consistent with the selected architectural ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary Occupancy PD: Police Department CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 style, subject to final staff approval. • All exterior windows shall be of beige, taupe or similar color and not be white. ■ All garage doors shall be of architectural grade and high durable quality and painted to match or compliment the final approved building colors. Garage doors may either be purchased from the factory in a color approved by staff, or may be purchased in a primer finish to be painted in a color approved by staff. ■ All exterior material finishes (siding, trim, doors, windows, light fixtures) shall be durable, high quality, and consistent with the architectural appearance. 9. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT C 10. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBITS B THROUGH G 11. All project fencing shall be installed consistent with EXHIBIT D subject BP/FM PS to the following modifications: • The design of all fencing shall be of high architectural quality, durability, compatible with the selected architectural building design, and residential in design, subject to staff approval. Where existing perimeter fencing is retained, it shall be repaired as required to perform as fully and aesthetically functional. All wood for fencing shall be treated. • All rear yard fencing shall be new or like new. 12. A final landscape and irrigation plan shall be submitted with the final BP PS map application and shall be approved with recordation of the final map. Landscaping shall be included as part of site improvement plan consistent with EXHIBIT D, as conditioned. Landscaping shall be installed prior to final of each building permit. ■ All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. ■ The developer shall landscape all front and street -facing side yards, and rear yards. Privacy shrubs and trees be planted along the development, subject to staff approval. All landscape maintenance ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 shall be the responsibility of the individual property owner. ■ All proposed tree locations, species, and sizes shall be as identified in EXHIBIT D, as conditioned. Trees shall be double staked. ■ The drainage detention basin shall be landscaped by the developer and maintained by the Homeowner's Association or other mechanism approved by the City. ■ Final street tree species selection shall be subject to staff approval. Street and open space trees shall be minimum 15 -gallon size and double staked. ■ Front yard areas shall be landscaped with drought tolerant native species, subject to staff approval. ■ Driveway material selection shall be compatible with proposed architecture. The material shall be pavers or decorative concrete, subject to final staff approval. ■ Turf shall be minimized in yards. Only the basin shall have full turf coverage. 13. The developer and/or subsequent owner shall assume responsibility Ongoing PS for the continued maintenance of all landscape and common areas, consistent with EXHIBIT D. 14. Affordable Housing Requirement: The applicant shall designate one FM, BP PS, CE unit as a moderate -income unit and one unit as a low-income unit, deed -restricted for a 30 -year period prior to or concurrent with final map. 15. Workforce Housing: Prior to recordation of final map, the applicant FM, BP PS, CE shall enter into a legal agreement with the City to reserve Y2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; ■ The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 ■ The applicant shall identify which units will be reserved; and ■ The City Attorney shall approve the final form of the agreement. 16. An address marker to include address for all units shall be located at GP/BP PS the public street access point. The address marker shall be compatible with the project architecture. 17. Prior to final map, the applicant shall submit CC&Rs for review and BP PS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. b. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. C. Individual unit's responsibility for keeping all trash receptacles within the unit's garage or behind a designated screened area. d. Garages shall be maintained and used for vehicle parking. e. No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. f. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 18. The emergency services and facility maintenance costs listed below FM PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project 19. All tract maintenance costs listed below shall be 100% funded by the FM PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. ■ All parks, trails, recreational facilities and like facilities. ■ All open space and native tree preservation areas. ■ All drainage facilities and detention basins. ■ All creeks, flood plains, floodways, wetlands, and riparian habitat areas. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial streets. 20. The applicant must provide for the repair and maintenance of on-site FM PS shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary Occupancy PD: Police Department CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 21. An access and recreational use easement shall be recorded over Lots FM PS 6 and 7 that dedicates use of the drainage basin on the lots as an amenity and common drainage facility for the benefit of Lots 1 through 12. City Engineer Project Conditions 1. Storm water runoff from the project shall be conveyed to the property BP CE line as shown on the preliminary plans. The adjacent landowner has indicated in writing that he is willing to accept the historical flow from the site. Final drainage calculations to confirm that flow from the site does not exceed the historical. City Engineer Standard Conditions 2. In the event that the applicant bonds for the public improvements GP, BP CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 3. An engineer's estimate of probable cost shall be submitted for review GP, BP CE and approval by the City Engineer to determine the amount of the bond. 4. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 5. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 6. The applicant shall acquire title interest in any off-site land that may GP, BP CE 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. 7. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 8. Drainage easements shall be obtained by the applicant as needed to GP, BP CE accommodate both public and private drainage facilities. 9. A preliminary subdivision guarantee shall be submitted for review in FM CE conjunction with the processing of the tract map. 10. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary Occupancy PD: Police Department CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 11. Prior to recording the tract map, the applicant shall pay all FM CE outstanding plan check/inspection fees. 12. Prior to recording the map, the applicant shall bond for or complete FM CE all improvements required by these conditions of approval. 13. Prior to recording the tract map, the applicant shall bond for or set FM 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. 14. Prior to recording the tract map, the applicant shall submit a map FM CE drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 15. All existing and proposed utility, pipeline, open space, or other FM CE easements are to be shown on the final/parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 16. Prior to recording the tract map, the applicant shall have the map FM CE 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. 17. Prior to the issuance of building permits the applicant shall submit GP, BP CE plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. 18. Submit calculations to support the design of any structures or pipes. GP, BP CE 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. 19. Provide for the detention and metering out of developed storm runoff GP, BP CE so that it is equal to or less than undeveloped storm runoff. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 20. Drainage basins shall be designed to desilt, detain and meter storm GP, BP CE flows as well as release them to natural runoff locations. 21. Show the method of dispersal at all pipe outlets. Include GP, BP CE specifications for size & type. 22. All public improvements shall be constructed in conformance with GP, BP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 23. Off-site streets shall be improved consistent with the Tentative Tract GP, BP CE Map. 24. Project shall include construction of curb, gutter and sidewalk along GP, BP CE entire frontage, as shown on the preliminary plans. 25. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 26. All utilities shall be undergrounded on project frontage GP, BP CE 27. All onsite sewer mains shall be privately owned and maintained. FM CE 28. Prior to recording the final map, provisions for the repair and FM CE maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 29. Applicant shall pay sewer extension (Annexation), Connection and BP CE Reimbursement fees (if applicable) upon issuance of building permit. 30. Gravity mains within the subdivision shall be eight (8) inches in BP CE diameter. 31. Drainage piping serving fixtures which have flood level rims located BP CE 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. Atascadero Mutual Water Company ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map WW Wastewater CA: City Attorney F0: Final Occupancy CUP 2005-0174 / ZCH 2005-0110 32. Before the issuance of building permits, the applicant shall submit BP BS plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 33. Before the start of construction on the water system BP BS improvements, the applicant shall pay all installation and connection fees required by AMWC. 34. Before issuance of building permits, the applicant shall obtain a BP BS "Will Serve" letter from AMWC for the newly created lots within the subdivision. 35. Separate water meters for domestic water service are required for BP BS each individual lot. Mitigation Measures Exhibit A Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services TO: Temporary FD: Fire Department Occupancy PD: Police Department 7298 & 7312 Santa Ysabel Avenue FI: Finalnal Occupancy F0: Final Occupancy WW: City Wastewater WW: Wastewater CA: City Attorney AMWC: Water Comp. ZCH 2005-0110, CUP 2005-0174, TPM 2005-0081 Mitigation Measure 1.c.1: The shared driveway shall be constructed of BP PS 1.C.1 decorative concrete to minimize the visual impact of the paved area. Mitigation Measure 1.d.1: Exterior lighting shall be limited to wall mounted BP PS 1.d.1 building lighting only. All exterior lighting shall be designed to eliminate any off site glare and shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP BS 3.b.1 all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Mitigation Monitoring Program 7298 & 7312 Santa Ysabel Ave. PD -25 Master Plan of Develo ment p CUP 2005-0174 / ZCH 2005-0110 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FM: Final Map F0: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer C A: Wastewater CA: City Attorney Mitigation Measure • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: ■ Reduce the amount of the disturbed area where possible. ■ Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. • All dirt stockpile areas should be sprayed daily as needed. ■ Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. ■ Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. • All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. ■ All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. ■ Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. ■ All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 ■ Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. ■ Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. ■ The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 3.b.2: Prior to any grading activities at the site, the BP BS/PS 3.b.2 applicant shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Mitigation Measure 3.b.3: There shall be no developmental burning of BP BS/PS 3.b.3 vegetative material. BP BS/PS 3.b.4 Mitigation Measure 3.b.4: Applicant shall contact Tim Fuhs of the Enforcement Division of the APCD (#781-5912) prior to removal or relocation of utility pipelines and existing buildings. Construction shall comply with the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Mitigation Measure 3.b.5: Applicant shall contact David Dixon of the BP BS/PS 3.15.5 APCD's Engineering Division at (805) 781-5912 for specific information regarding permitting requirements of equipment and operations. Mitigation Measure 3.b.6: Only APCD approved wood burning devices BP BS/PS 3.b.6 shall be installed in new dwelling units. These devices include: • All EPA -Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized ITEM NUMBER: 10 DATE: 3-6-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel Ave. BP: Building Permit FI: Final Inspection BS: Building Services FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map F0: Final Occupancy C A: Wastewater CA: City Attorney CUP 2005-0174 / ZCH 2005-0110 testing lab; • Non -catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Pellet -fueled wood heaters; and • Dedicated gas-fired fireplaces. Mitigation Measure 6.b.1: The grading permit application plans shall GP BS/CE 6.b.1 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.c.d.1: A soils report shall be required to be submitted GP CE 6.c.d.1 with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that Ongoing BS/PS 8.e.f.1 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 8.g.h.i.1: The site is located in Zone B, an area of GP BS/CE/PS 8.g.h.1.1 within the 100 to 500 year flood plane. Building permits shall show building pads which are raised above 100 -year flood hazard area. Mitigation Measure 11.d.1: All construction activities shall comply with the Ongoing BS/PS 11.d.1 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 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: Master Plan of Development (Site Plan) JLAS SS3Q11w34OK4Iff z O ITEM NUMBER: 10 DATE: 3-6-07 �CpapL7 LL1 S ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT C: Statistical Project Summary SITE AREA PERCENTAGE CALCULATIONS LOT 1: (N) BUILDING FOOTPRINT AREA= 951 SQ.FT. = 26% PAVED/CONCRETE AREA = 990 SQ.FT. = 28% LANDSCAPED AREA = 1,658 SQ.FT. = 46% TOTAL SITE AREA = 3,599 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 26% LOT 2: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 31% PAVED/CONCRETE AREA = 746 SQ.FT. = 27% LANDSCAPED AREA = 1,128 SQ.FT. = 42% TOTAL SITE AREA = 2,729 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 37% LOT 3: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 32% PAVED/CONCRETE AREA = 718 SQ.FT. = 27% LANDSCAPED AREA = 1,113 SQ.FT. = 41 TOTAL SITE AREA = 2,686 SQ. FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 38% LOT 4: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 22% PAVED/CONCRETE AREA = 1,891 SQ.FT. = 48% LANDSCAPED AREA = 1,192 SQ.FT. = 30% TOTAL SITE AREA = 3,938 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 34% LOT 5: (N) BUILDING FOOTPRINT AREA= 995 SQ.FT. = 28% PAVED/CONCRETE AREA = 1,103 SQ.FT. = 32% LANDSCAPED AREA = 1,406 SQ.FT. = 40% TOTAL SITE AREA = 3,504 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 29% LOT 6: (N) BUILDING FOOTPRINT AREA= 995 SQ.FT. = 26% PAVED/CONCRETE AREA = 1,115 SQ.FT. = 29% LANDSCAPED AREA = 1,757 SQ.FT. = 45% TOTAL SITE AREA = 3,867 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE nF NFT LOT AREA INCLUDING BASIN= = 29% ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT C: Statistical Project Summary LOT 7: 855 SQ.FT. = 32% (N) BUILDING FOOTPRINT AREA= 1,000 SQ.FT. = 25% PAVED/CONCRETE AREA = 1,132 SQ.FT. = 29% LANDSCAPED AREA = 1,802 SQ.FT. = 46% TOTAL SITE AREA = 3,934 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE 951 SQ.FT. = 38% OF NET LOT AREA INCLUDING BASIN= = 30% LOT 8: LANDSCAPED AREA = 1,889 SQ.FT. (N) BUILDING FOOTPRINT AREA= 989 SQ.FT. = 29% PAVED/CONCRETE AREA = 1,089 SQ.FT. = 31% LANDSCAPED AREA = 1,392 SQ.FT. = 40% TOTAL SITE AREA = 3,470 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 34% LOT 9: (N) BUILDING FOOTPRINT AREA= 951 SQ.FT. = 20% PAVED/CONCRETE AREA = 2,107 SQ.FT. = 45% LANDSCAPED AREA = 1,633 SQ.FT. = 35% TOTAL SITE AREA = 4,691 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 30% LOT 10: (N) BUILDING FOOTPRINT AREA= 855 SQ.FT. = 32% PAVED/CONCRETE AREA = 764 SQ.FT. = 28% LANDSCAPED AREA = 1,076 SQ.FT. = 40% TOTAL SITE AREA = 2,695 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = 951 SQ.FT. = 38% LOT 11: (N) BUILDING FOOTPRINT AREA= PAVED/CONCRETE AREA = LANDSCAPED AREA = 855 707 1,168 SQ.FT. SQ.FT. SQ.FT. = 31% = 26% = 43% TOTAL SITE AREA = 2,730 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 37% LOT 12: (N) BUILDING FOOTPRINT AREA= 951 SQ.FT. = 24% PAVED/CONCRETE AREA = 1,037 SQ.FT. = 27% LANDSCAPED AREA = 1,889 SQ.FT. = 49% TOTAL SITE AREA = 3,877 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 24% ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT D: Landscape Plan W>AI o r i= 1 ti ag U z W it' E tib I'= � t � � ; � f,t i ,4i �� ; i :; � I I tt ;=ii•tt t m 1}i j ;! it � i.: ► $� (;= ti : , , t ti� I 'tti! t i E, ; !I� ` t�f�'a� ► z ii? �l i el ii �t 1j it •I Intl ' t 1 ifi li I:I' Iii `.;i? �! !�_�E Itij�irtEi v • } tf} ��� # t;��i rift ;, 7 ��; al '� iI i�� i� � � pie i d J ITEM NUMBER: 10 DATE: 3-6-07 EXHIBIT E: Grading and Drainage Plan ..a•.u.r.b.....rw. nn m.+s-� fseol m� r¢ -srr [rel �qYu R b1�Ns widt�R :fir wY.aaYr sa '1W 1M3nd�13A30 `JI�IIQ►Rlf1 .a 'namYasvar T3HYS,l sflh5 [Yr[ TN1X30Tsltl d,EY119Yd WLOM 9Y' ♦b as vs i61M1Y �YwM1L]'Yu 3ru M P N as 1In :` YrrA1r ��'� SNOI"SIA36 a�dYle Neil �Sni1 3 ci '7ZLVdTM- d Tia SIX n 4''g�j �§ ;{$rj s 1�y 1 •n - I�11 [ I� Y l 3 li nR I Y x I r (i ° IJP � t�' Y� e •"M. �1`� ?� aF7i 33 y e i � I � I x • � ` Q 1 T $ql s 's 1 i I� 1s��•' Y�' I Yh Fri: f IL EXHIBIT F: Color and Materials Board ** Full size color board available at the Planning Department ITEM NUMBER: 10 DATE: 3-6-07 ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Floor Plans, Units A -A IN SNVId NOOl3 ON003S V 1SHIA Ch 1N310dOl3A30-138VSA V.LNVS +•+ d l g, y cc c c 999 9 4 1[,,$99 114III@I s -. � 6 a .. t.. o00000000a�ooaa00000a p a ®a g� �g o ❑_- ❑, ---------- - I � q-6 �o _ ................ - ❑ O Ga r � f J' ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Floor Plans, Units B -B: First Floor N......,�yyyJ ,A „R _ =_ .0-0. SLNn 800ld 1SHId ,W , O Ind _ _ y zme v� w[crmn Hr uau ass p s ""j 1N3WdOl3A3O 13OVSA V1NVS —� S s wa ° t1 y a A °° llll�OtiFi� el�� �;;9!1�,. A R R o71FIr@�11��6dgr5:i�e,.�l� d...g a..... a000a0000000a0000ao®©cam C p �a n --------- V1 ------------ 4 iL_:1 ira a FO 3 = - $ , I ITEM NUMBER: 10 DATE: 21505 EXHIBIT G: Floor Plans, Units B -B: Second Floor B -S. SIINQ :,:R�, —,— HOOizi ONO03S � s.7x1 ..��� _L _ _ uKe n cxaaxnr 3a rau out ,A $ bl • Q 1N3Wdpywa'1 my up, a:•� 1 I I, i W Ct t Ulf � 3 N � 0 w i i3 T z 4 0 v 4� 100 na iRl9�i@IPS � f�A1Q1�116�i91�e9 ��6:�SS� � ���� . e... e � , . r .. o00000000000a000000aa�oau � a ❑ I � p �5C K C r I i i i ❑ g9 lI -- a _ ACi 8d I O 0 MW O +J W r— ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Floor Plans: Units A -C SIM SNVId 8001=1ON003S V 1SHId ». : agoId =-S _. - fierce v� o:mnsrn m zmv enu yk 1N3WdO13A30 13BVSA V1NVS�� �{ IS O iitl��III ' slat �i 9!! 'tl�i1yy''!! w W 9��999 liltl�llitlti�ie9 81tlsiAI6 9 } i. a. c i•• e a. � �OO�OO�OOOOOO�O®O®�C� � o 0 0 6 ❑................_.. ..__..__ .....__ m d W o• tip t5t t e', L4O ------------------------- El G7 : W v ......... __...... ,. 0 _ �...-f.._._..__.......... O w W ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Elevations, Units A -A Mm�MMM _ � 0 0 o o xaal '' IIII IIIIIIIIIII I �I Allli ....� 1111111 Now ;...,...■...■...1111111 .,■.;.■.;�:in::■I ...■ ..■■■.■ :....■..., NI ■NONE, ...N ON.■ — �i._...■...1111111 ii '� -I NOR � �IIIIII NNNO NONE ..... 1 IIII III IIIIIIIIIII ,I;,I ,.,,.� II — ,I�i;lIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIIII • I\ 11111111111113; jPl?'II�r`�1'�" �,_-111111." _ - .� I�II��,� ���I ■� ff � � lih � : �. ENE■ ■ ��7 OR ��■ IIIIII_IIIIII !:■'i Ililll 'Imi: "!7I � ;�!! ih q�'� �� it � I'il�lli ''';� �����a ■ ■ ���°��;�I��h�' IIE� I I� I ,1 �E ��III����II I -I 111111 I� I!l�lll I I I• ir' aI�II! ISI; IF ����� 111111 I::1!�11111 Co.— lu_u ,VIIIII-IIIN', III ■ :>S i�,l�ll�t,71 Ill! - i6 � � � \ I I ,I� lily fru -:ua"13„•3 I IIIIIIII ������������ m��' e13 lgE �{ IUIIIIIIIII IIt mii!''I' ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Elevations, Units B -B "'q-,uyyyoJ' � ��`� ,� ��! ��•C� � — �_ ~��'0• - .B -S SLNfL SNOIlVA3l3 ! � � >I e � e a 1 '-.. _ •n¢rcn p apnsVlr rr .tars. a¢ .w 1N3WdO'13A3O 138tlSA tl1NN5 '••'+�' li j•tYn �I !i IIIII II II111.1;,1 I!1 IIIIIIII III III - .. ?I;;�' � I �_ Ic lal 11111f IIIII II�II:;!::IIIIIII �illl I iI �I;�,_Iluo-�mml — e o o• ! j°'"a'�:�i ! it 11?��::! IIIII !'I!'F;;II�1��l7 'YG'1111; :•.iWti'lf,�—� num ,�.l.. la,. ';I lu IIS• I �` !! =1�11�111111111= ■ I 'I! 'tl IUr::I 1-5 •' ( im m N. "` III; !:I�IIIIIIIIIIII � I- Illllf_IIIIIIII ®'� IIIII IIS �'i..'•.'i',' ��; XI_� � IIIII =1 I 1:111 Ilullllulli+ II 'L=:;.!�,),;, II•�`` Illnlll IIIII �I!I � y8 !iii !i!liiS? II T' lif � � I�'; IIllllllllllllllli`':; nwuu� , ,,;I ITEM NUMBER: 10 DATE: 2-15-05 EXHIBIT G: Elevations Units A -C jy- " 90.0 n-; - �f I , I t ' 'r ! � �� G�; f�• (�nul ■■n� 1111111 WHOM 'iii (I :, SON 1� sem:: '1IIIIII �• ____ '�f.}}pp:,� III IIII IIIIII. — ��um�l ISM { 1I�.7'I i ia� Illll1 't i' ::O!; ;il,,.,.-,.,�,.,.,�,.,.,.;';��`: Ir�i�i ¢��el��' �:I �''� ,' �' �•:dip{w:{��r�,;=}�illllflllllll 'a'°i��■ a IIIIIIIIIIII i=t�� i - ':';won 2.x:2 { � 1EF� I jr IN EI"x,. ;;, ' ee••!Illllllllpl :;;.;; NII 1i � 'i"d !IIIIII i : ,' ii .v..:a••. i{E?El�iE:iEE:E�rilr.; it II� I ,id �IL �{{� �Ep{� iililpi{i , 11{!{Ii { �fi a6i{iEl ,� p{:i ; IIIVII JI�V ..0 ■■■■ •••• a■■■ I�III!IIIIII ■ ■' ■I �' � �':�y { Ii ; i„IEii ^Ee iE! 'i!' :' {, - �Ei E' i= SEEii IIII IIII _ IIIIII . : i:.... 1�# IErIc'r.�'•r{ � - x{. i ��:•.{.Is J .1. I E ■■:u IIIIIII� 0111-111111 ITEM NUMBER: 10 DATE: 2-15-05 ATTACHMENT 6-. Draft Resolution PC 2007-0014 TTM 2005-0081 Proposed Tentative Tract Map DRAFT RESOLUTION PC 2007-0014 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 2005- 00819 A TWELVE LOT SUBDIVISION CONSISTENT WITH A PD -25 MASTER PLAN OF DEVELOPMENT ON APN 030-121-003 & 004 (7298 & 7312 Santa Ysabel Avenue / Patel & Patel) WHEREAS, an application has been received from Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 and Niral Patel, 175 S. Mesa Road, Nipomo CA (Applicants and Property Owners), to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -25 (Residential Multi -Family -16 with Planned Development Overlay #25) with the adoption of a Master Plan of Development, and a twelve lot Tentative Tract Map on APN 030-121-003 & 004; and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RMF -16 (Residential Multi -Family -16) to RMF-16/PD 25 (Residential Multi- Family-16/Planned Development Overlay 25); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0036 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on March 6, 2007, studied and considered Tentative Tract Map 2005-0081, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, ITEM NUMBER: 10 DATE: 2-15-05 NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Tentative Tract Map, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #25 Master Plan of Development (CUP 2005-0174). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety, or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on March 6, 2007, resolved to recommend that the City Council approve Tentative Tract Map (TTM 2005-0081) subject to the following: 1. Exhibit A: Tentative Tract Map 2005-0081 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 10 DATE: 2-15-05 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Tentative Tract Map 2005-0081 eE;etie� g¢ y@ r ■ e r x p py � ¢¢e¢aeseaa¢¢a �aelC7��b e 3££ tet ITEM NUMBER: 10 DATE: 2-15-05 ecfE¢W+°N4I7� q tat<ia[re.c[exel�,.e.ree7¢ii iM S 5 P1 3 gag��sgqWs 6��lsa �eg�9 4 1 St page of TTM shows existing lots, signature block, and vicinity map only Exhibit A: Tentative Tract Map 2005-0081 ITEM NUMBER: 10 DATE: 2-15-05 �arxsturwai dK'-'«�;,pw,d;,' Q. Pps"�i • i,a 9 Val q9 A+ �' `c all P6• �!rp � pd� pe iQyke rp`9� P �$e�{a �k d#• P � ���PggFi� Y [ i qrEE� q: 01 ip ■8 „ $� r :Eria9V1 Yl�gd tfE - .... . . ee.. SS. . 55... 55. . SS.... . RL A iY 9 RRcY AY A :if1<3 SN.� S RNEid r AP A A4s�p PE_!p3tla If 6E Fie 4Eq �Se ITEM NUMBER: 10 DATE: 2-15-05 Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Tract Map 2005-0081 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Map Tentative Tract Ma TO: Temporary Occupancy WW: Wastewater CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final FM PS and effective following City Council approval. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2005-0109 and ZCH 2006-0128 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. Approval of this Master Plan of Development shall be valid concurrently FM PS with the life of Tentative Tract Map 2005-0081 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. 4. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 5. The Community Development Department shall have the authority to BP/FM PS approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 6. All subsequent Maps and construction permits shall be consistent with BP/FM PS the Master Plan of Development contained herein. 7. The applicant shall defend, indemnify, and hold harmless the City of BP/FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the project. 8. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS B through G to include the following, subject to staff approval: • The applicant shall submit a new color board to reflect deep ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy earth -tone colors, consistent with the selected architectural style, subject to final staff approval. ■ All exterior windows shall be of beige, taupe or similar color and not be white. ■ All garage doors shall be of architectural grade and high durable quality and painted to match or compliment the final approved building colors. Garage doors may either be purchased from the factory in a color approved by staff, or may be purchased in a primer finish to be painted in a color approved by staff. ■ All exterior material finishes (siding, trim, doors, windows, light fixtures) shall be durable, high quality, and consistent with the architectural appearance. 9. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBIT C 10. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBITS B THROUGH G 11. All project fencing shall be installed consistent with EXHIBIT D subject BP/FM PS to the following modifications: • The design of all fencing shall be of high architectural quality, durability, compatible with the selected architectural building design, and residential in design, subject to staff approval. Where existing perimeter fencing is retained, it shall be repaired as required to perform as fully and aesthetically functional. • All wood for fencing shall be treated. • All rear yard fencing shall be new or like new. 12. A final landscape and irrigation plan shall be submitted with the final BP PS map application and shall be approved with recordation of the final map. Landscaping shall be included as part of site improvement plan consistent with EXHIBIT D, as conditioned. Landscaping shall be installed prior to final of each building permit. ■ All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy ■ The developer shall landscape all front and street -facing side yards, and rear yards. Privacy shrubs and trees be planted along the development, subject to staff approval. All landscape maintenance shall be the responsibility of the individual property owner. ■ All proposed tree locations, species, and sizes shall be as identified in EXHIBIT D, as conditioned. Trees shall be double staked. ■ The drainage detention basin shall be landscaped by the developer and maintained by the Homeowner's Association or other mechanism approved by the City. ■ Final street tree species selection shall be subject to staff approval. Street and open space trees shall be minimum 15 -gallon size and double staked. ■ Front yard areas shall be landscaped with drought tolerant native species, subject to staff approval. ■ Driveway material selection shall be compatible with proposed architecture. The material shall be pavers or decorative concrete, subject to final staff approval. ■ Turf shall be minimized in yards. Only the basin shall have full turf coverage. 13. The developer and/or subsequent owner shall assume responsibility Ongoing PS for the continued maintenance of all landscape and common areas, consistent with EXHIBIT D. 14. Affordable Housing Requirement: The applicant shall designate one FM, BP PS, CE unit as a moderate -income unit and one unit as a low-income unit, deed -restricted for a 30 -year period prior to or concurrent with final map. 15. Workforce Housing: Prior to recordation of final map, the applicant FM, BP PS, CE shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; ■ The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the Cit ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; ■ The applicant shall identify which units will be reserved; and ■ The City Attorney shall approve the final form of the agreement. 16. An address marker to include address for all units shall be located at GP/BP PS the public street access point. The address marker shall be compatible with the project architecture. 17. Prior to final map, the applicant shall submit CC&Rs for review and BP PS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: g. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. h. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. I. Individual unit's responsibility for keeping all trash receptacles within the unit's garage or behind a designated screened area. j. Garages shall be maintained and used for vehicle parking. k. No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. I. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 18. The emergency services and facility maintenance costs listed below FM PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project 19. All tract maintenance costs listed below shall be 100% funded by the FM PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. ■ All parks, trails, recreational facilities and like facilities. ■ All open space and native tree preservation areas. ■ All drainage facilities and detention basins. ■ All creeks, flood plains, floodways, wetlands, and riparian habitat areas. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial streets. 20. The applicant must provide for the repair and maintenance of on-site FM PS shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. 21. An access and recreational use easement shall be recorded over Lots FM PS 6 and 7 that dedicates use of the drainage basin on the lots as an amenity and common drainage facility for the benefit of Lots 1 through 12. City Engineer Project Conditions 1. Storm water runoff from the project shall be conveyed to the property BP CE line as shown on the preliminary plans. The adjacent landowner has indicated in writing that he is willing to accept the historical flow from the site. Final drainage calculations to confirm that flow from the site does not exceed the historical. City Engineer Standard Conditions 2. In the event that the applicant bonds for the public improvements GP, BP CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 3. An engineer's estimate of probable cost shall be submitted for review GP, BP CE and approval by the City Engineer to determine the amount of the bond. 4. The Subdivision Improvement Agreement shall record concurrently FM CE with the Final Map. 5. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 6. The applicant shall acquire title interest in any off-site land that may be GP, BP CE required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 7. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 8. Drainage easements shall be obtained by the applicant as needed to GP, BP CE accommodate both public and private drainage facilities. ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 9. A preliminary subdivision guarantee shall be submitted for review in FM CE conjunction with the processing of the tract map. 10. The final map shall be signed by the City Engineer prior to the map FM CE being placed on the agenda for City Council acceptance. 11. Prior to recording the tract map, the applicant shall pay all outstanding FM CE plan check/inspection fees. 12. Prior to recording the map, the applicant shall bond for or complete all FM CE improvements required by these conditions of approval. 13. Prior to recording the tract map, the applicant shall bond for or set FM 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. 14. Prior to recording the tract map, the applicant shall submit a map FM CE drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 15. All existing and proposed utility, pipeline, open space, or other FM CE easements are to be shown on the final/parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 16. Prior to recording the tract map, the applicant shall have the map FM CE 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. 17. Prior to the issuance of building permits the applicant shall submit GP, BP CE plans and supporting calculations/reports including street improvements, underground utilities, composite utilities, and grading/drainage plans prepared by a registered civil engineer for review and approval by the City Engineer. 18. Submit calculations to support the design of any structures or pipes. GP, BP CE Closed conduits shall be designed to convey the 10 -year flow with ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map TO: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. FO: Final Occupancy gravity flow, the 25 -year flow with head, and provide safe conveyance for the 100 -year overflow. 19. Provide for the detention and metering out of developed storm runoff GP, BP CE so that it is equal to or less than undeveloped storm runoff. 20. Drainage basins shall be designed to desilt, detain and meter storm GP, BP CE flows as well as release them to natural runoff locations. 21. Show the method of dispersal at all pipe outlets. Include specifications GP, BP CE for size & type. 22. All public improvements shall be constructed in conformance with the GP, BP CE City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 23. Off-site streets shall be improved consistent with the Tentative Tract GP, BP CE Map. 24. Project shall include construction of curb, gutter and sidewalk along GP, BP CE entire frontage, as shown on the preliminary plans. 25. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 26. All utilities shall be undergrounded on project frontage GP, BP CE 27. All onsite sewer mains shall be privately owned and maintained. FM CE 28. Prior to recording the final map, provisions for the repair and FM CE maintenance of the private SS shall be included in the CC&R's for this tract. Included shall be a mechanism to maintain the private sewer and structures, such as a homeowners association. The City Engineer and City Attorney shall approve the final form prior to recordation. 29. Applicant shall pay sewer extension (Annexation), Connection and BP CE Reimbursement fees (if applicable) upon issuance of building permit. 30. Gravity mains within the subdivision shall be eight (8) inches in BP CE diameter. 31. Drainage piping serving fixtures which have flood level rims located BP CE 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 ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 7298 & 7312 Santa Ysabel SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy backwater valve. Atascadero Mutual Water Company 32. Before the issuance of building permits, the applicant shall submit BP BS plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 33. Before the start of construction on the water system improvements, BP BS the applicant shall pay all installation and connection fees required by AMWC. 34. Before issuance of building permits, the applicant shall obtain a "Will BP BS Serve" letter from AMWC for the newly created lots within the subdivision. 35. Separate water meters for domestic water service are required for BP BS each individual lot. Mitigation Measures Exhibit A Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services TO: Temporary FD: Fire Department Occupancy PD: Police Department 7298 & 7312 Santa Ysabel Avenue FI: Final inspection F0: Final Occupancy WW: City Wastewater WW: Wastewater CA: City Attorney AMWC: Water Comp. ZCH 2005-0110, CUP 2005-0174, TPM 2005-0081 Mitigation Measure 1.c.1: The shared driveway shall be constructed of BP PS 1.c.1 decorative concrete to minimize the visual impact of the paved area. Mitigation Measure 1.d.1: Exterior lighting shall be limited to wall mounted BP PS 1.d.1 building lighting only. All exterior lighting shall be designed to eliminate any off site glare and shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP BS 3.b.1 all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Mitigation Monitoring Program 7298 & 7312 Santa Ysabel Tentative Tract Ma Map TTM 2005-0081 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map T0: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer : Wastewater CA: City Attorney CA AMWC: Water Comp. Mitigation Measure Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: • Reduce the amount of the disturbed area where possible. ■ Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. ■ All dirt stockpile areas should be sprayed daily as needed. ■ Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. ■ Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. ■ All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. ■ All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. ■ Vehicle speed for all construction vehicles shall not exceed 15 ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy mph on any unpaved surface at the construction site. ■ All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. ■ Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. ■ Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. ■ The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 3.b.2: Prior to any grading activities at the site, the BP BS/PS 3.b.2 applicant shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Mitigation Measure 3.b.3: There shall be no developmental burning of BP BS/PS 3.b.3 vegetative material. BP BS/PS 3.b.4 Mitigation Measure 3.b.4: Applicant shall contact Tim Fuhs of the Enforcement Division of the APCD (#781-5912) prior to removal or relocation of utility pipelines and existing buildings. Construction shall comply with the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include but are not limited to: 1) notification requirements to the District, 2) asbestos survey conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements of identified ACM. Mitigation Measure 3.b.5: Applicant shall contact David Dixon of the BP BS/PS 3.b.5 APCD's Engineering Division at (805) 781-5912 for specific information regarding permitting requirements of equipment and operations. ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7298 & 7312 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. FO: Final Occupancy Mitigation Measure 3.b.6: Only APCD approved wood burning devices BP BS/FS 3.b.6 shall be installed in new dwelling units. These devices include: • All EPA -Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Non -catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA -Certified but have been verified by a nationally recognized testing lab; • Pellet -fueled wood heaters; and • Dedicated gas-fired fireplaces. Mitigation Measure 6.b.1: The grading permit application plans shall GP BS/CE 6.b.1 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.c.d.1: A soils report shall be required to be submitted GP CE 6.c.d.1 with a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that Ongoing BS/PS 8.0.1 all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 8.g.h.i.1: The site is located in Zone B, an area of GP BS/CE/PS 8.g.h.i.1 within the 100 to 500 year flood plane. Building permits shall show building pads which are raised above 100 -year flood hazard area. Mitigation Measure 11.d.1: All construction activities shall comply with the Ongoing BS/PS 11.d.1 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 Failure to comply with the above-described hours of operation may result in withholding of inspections and possible construction prohibitions, subject to ITEM NUMBER: 10 DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 7298 & 7312 Santa Ysabel SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Tract Ma Map TO: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 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. \\Cityhall\cdvlpmnt\- ZCH - Zone Change\ZC 04\ZCH 2004-0090 7392 Santa Ysabel PD-7\ZCH 2004-0090.PC-SR.sm.doc ITEM NUMBER: 11 DATE: 3-6-07 Atascadero Planning Commission Staff Report — Community Development Department Tentative Parcel Map 2005-0073 8200 Coromar Avenue (Healey) SUBJECT: The project consists of an application to subdivide an existing 1.51 (net and gross) acre vacant lot into two (2) lots. Parcel 1 is proposed as a flag lot consisting of 0.79 net (0.88 gross) acres and Parcel 2 is proposed at 0.63 (net and gross) acres. An access road and development of the two single-family residences will result in the removal of 17 Live Oaks, 7 Blue Oaks, 1 Valley oak, and 1 Toyon ranging in size from 2 -inches to 21 - inches. An additional thirty one (31) native trees will be impacted during construction (approximate). Parcel 2 will have access to Coromar Avenue by an access easement located on the flag portion of Parcel 1. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution PC 2007-0010 certifying the proposed Mitigated Negative Declaration 2006-0040 and approving Tentative Parcel Map 2005- 0073, a request to subdivide one lot totaling 1.51 acres (net and gross) into two (2) parcels containing 0.79 net (0.88 gross) acres and 0.63 (net and gross) acres each, based on findings and subject to conditions. SITUATION AND FACTS: 1. Owner: Kevin Healey, PO Box 282, Templeton CA 93465 2. Project Address: 8200 Coromar Avenue, Atascadero, CA 93422 APN # 056-091-047 3. General Plan Designation: Single Family Residential, 1/2 acre minimum (SFR -X) 4. Zoning District: Residential Single Family, 1/2 acre minimum (RSF-X) 5. Site Area: 1.51 acre (net and gross) \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 6. Existing Use: Vacant parcel 7. Environmental Status: Proposed Mitigated Negative Declaration 2006-0040 DISCUSSION: Background: The site at 8200 Coromar is a vacant parcel. The site is sloped and heavily wooded with several native trees on site. A historic railroad caboose is located on site and proposed to remain, secured and welded to its tracks. The project site is located with in the urban core identified in the City's General Plan. City sewer is available. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Subdivision Design: Proposed Tentative Parcel Map 2005-0073 The subdivision will divide one existing vacant lot into two parcels. The proposed improvements on the site consist of two new single family residences and one access driveway which will serve both residences. The Tentative Parcel Map has identified building sites for both of the new residences. Atascadero Mutual Water Company will provide water to the new residence, and future utilities to the new lot will be required to be placed underground. Both residences will connect to City sewer. The lot size at 8200 Coromar is currently 1.51 acres (net and gross.) As a flag lot subdivision, Parcel 1 (the farthest lot from Coromar Road) would have ownership of the driveway and the flag portion of the lot, and Parcel 2 would have an access easement over it. As to the requirements of the Subdivision Ordinance, the area of the flag can not be counted towards the net area of the lot when determining minimum lot size. Therefore, the net acreage of Parcel 1 is shown as 0.79 acres, while the gross area (which includes the flag area) is 0.88 acres. Parcel 2 is proposed at 0.63 acres, which is both the net and gross acreage of the lot. The parcels are zoned Residential Single Family with a minimum lot size of 1/2 acre (RSF-X). The project is consistent with the current General Plan and Zoning Ordinance. The average slope of proposed Parcel 1 is 14.3% and a building envelope is included which has a slope of 9%. Parcel 2 is proposed closest to Coromar Avenue and will take access off an easement located on the flag portion of Parcel 1. The average slope of Parcel 2 is 17.2%, and the building envelope has an average slope of 15%. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 The subdivision is proposed with a 24 foot wide flag and access easement, as to the requirements of the Subdivision Ordinance. The Flag Lot Subdivision Ordinance requires that the road be 20 -foot paved width with two foot shoulders, unless otherwise approved by Planning Commission. The applicant has proposed a 16 foot paved road with 2 foot shoulders in order to minimize the amount of grading, retaining walls, and tree removals which would require a 24 foot wide road. The Fire Department has approved the plans as shown with a 16' wide paved drive and 2 foot shoulders, as the driveway will only be serving two residences. Staff believes that the road would adequately serve the residences as proposed and will have less environmental impacts if paved at the 16 foot width. Staff has included Condition #7 in the Resolution which allows the road to be constructed as proposed, with a 24' easement and a 16' paved road with 2 -foot shoulders, if approved by Planning Commission. The applicant has requested to allow the historic railroad car to remain on site. The applicant will be required to obtain a building permit to ensure that the railroad car is securely mounted to its tracks and brought into conformance with building regulations. The railroad car will be permitted as an accessory structure, and shall not be used for habitation (Condition #13). Tree Removals: The construction of the access road and the two new residences would require the removal of 26 native trees, totaling 233 inches DBH. The removals include 17 Live Oaks, 7 Blue Oaks, 1 Valley Oak, and 1 Toyon. The trees proposed for removal range in size from 2 -inches to 21 -inches. Planning Commission approval is required for these tree removals even though they are less than the 24 -inches each due to the lot split which is being proposed. The subdivision and the building envelopes have been designed to avoid most of the large trees on site, including several very large Live Oaks and a 54 -inch Blue Oak along the Coromar street frontage. The applicant would be required to mitigate the tree removals per the Atascadero Native Tree Ordinance. This includes either a payment of $2,475.00 into the tree mitigation fund, or replant 21 five -gallon native deciduous trees and 28 five -gallon evergreen trees. Staff suggests a combination of both mitigation fees and replanting as mitigation. Staff has discussed replanting with the applicant, who is open to replanting. This is a family property which will be occupied by the applicant, so staff believes the trees will be well cared for by the owners. Since this site appears to be a good receptor site for Blue Oaks, staff suggests that the applicant pay mitigation fees for the evergreen trees (Live Oaks) in the amount of $1408.33, and mitigate the deciduous trees (Blue Oaks, Toyon, and Valley Oak) by replanting the equivalent of 21 five -gallon trees of the same deciduous species as what is being removed (Condition # 12). Staff is recommending a tree preservation open space easement along the south- eastern side of Parcels 1 and 2 as shown on Exhibit H and required by Condition # 15 of the draft resolution. The Tree Conservation Easement is located in a heavily \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 wooded, steeply sloped area of the site, and would help to mitigate the removals that are required for the site improvements. Environmental Review: A Proposed Mitigated Negative Declaration is attached to this report for the Planning Commission review. The Initial Study concludes there would be no significant harm to the environment as a result of this subdivision when the included mitigation measures are followed. A proposed Mitigated Negative Declaration has been prepared for the project and certification of the Mitigated Negative Declaration is included in draft Planning Commission Resolution 2007-0010. General Plan: As conditioned the project is consistent with the following General Plan Land Use, Open Space, and Conservation Goals, Policies, and Programs: • Policy 1.1 Program 2: Concentrate higher density development downtown and within the Urban Core. • Policy 7.1 Program 4: Require lot line adjustments and tentative subdivision maps on site with 25 percent or greater native tree canopy cover to establish locations of building sites, driveways, and leach fields that will minimize native tree impacts. • Policy 15.1: Growth should be directed to areas where services can be provided in a cost effective manner. The project location is within the urban core, just west of EI Camino Real. Building envelopes are provided which would limit tree removals, and city sewer services are provided. CONCLUSIONS: The subdivision is consistent with the 2002 General Plan and Zoning Ordinance. The parcel configurations are consistent with the Subdivision Ordinance requirements and the size and shape of the proposed lots are consistent with the character of the immediate neighborhood. If approved, the project would allow for the construction of two single-family residences and an access driveway. Staff recommends the Planning Commission approve the Tentative Parcel Map as conditioned. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 ALTERNATIVES: 1. The Commission may approve the subdivision subject to additional or revised project conditions. The Commission's motion to approve needs to include any new or revised project conditions. 2. The Commission may deny the subdivision if it is found to be inconsistent with the General Plan or any of the other required findings. 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. PREPARED BY: Callie Taylor, Assistant Planner ATTACHMENTS: Attachment 1 — Location Map (General Plan & Zoning) Attachment 2 — Aerial Map Attachment 3 — Proposed Mitigated Negative Declaration Attachment 4 — Arborist Report Attachment 5 — Draft Resolution PC 2007-0010 \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2005-0073 8200 Coromar Avenue Zone: Residential Single Family - 1/2 acre minimum (RSF-X) Land Use Designation: Single Family Residential, 1/2 acre minimum (SFR -X) \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 ATTACHMENT 2: Aerial Map, TPM 2005-0073 8200 Coromar Avenue \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 ATTACHMENT 3: Proposed Mitigated Negative Declaration SEE FOLLOWING \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 ATTACHMENT 4: Arborist Report TPM 2005-0073, 8200 Coromar Avenue A & T ARBORISTS P.O. BOX 1311 TEMPLETON, CA 83465 (805) 4340131 Kevin Healy RECEII A.P.N #056-091-047 JAN 2 2 Atascadero, California COMMUNITY DEV This tree protection is in regard to splitting the vacant lot located on Coromar venue m Atascadero, California. Plans are to split the lot into two separate parcels with an access driveway for top home located on the northwest side of the property that will meander through some of the trees to keep under a 20% slope. Currently, plans are to remove 25 native trees with a total diameter of 276 inches. Utilities shall be trenched down the driveway from the top home and join the utilities from the lower home. Airspading will be required for any utility trench that is within ten feet of the trunk of any native tree. After reviewing the site, the arborists felt a change in the lower driveway configuration will impact less trees and lower the total diameter inches to be removed. We recommended saving tree #1 and removing tree #2 and creating a shared driveway for the first 80 feet. These proposed changes were approved by the owner and decreased the total removal inches by 43. The grading for the driveway shall be engineered so that minimal (<8") excavation takes place in areas where no cut or fill is required. Tree wells will be required for any tree where fill has the possibility of being up against the trunk of any native tree. Certain stumps will be required to be routed rather than removed by backhoe to avoid damaging the roots of neighboring trees. On 9-20-06 an addendum was created regarding a retaining wall near trees #18 and #19. On of the options wasto shift the driveway five feet (option #3). This was the preferred option by the arborists and it was accepted by the owner. It is the responsibility of the owner to provide a copy of this tree protection plan to any arid all contractors and subs that work within the drip line of any native tree. It is highly recommended that each contractor sign and acknowledge this tree protection plan. This project shall require an on-site pre -construction meeting with the city, owner, grading contractor and the arborist. Topics will include fencing, monitoring and requirements for a positive final occupancy letter. All trees potentially impacted by this project are numbered and identified on both the grading plan and the spreadsheet. Trees are numbered on the grading plans and in the field with an aluminum tag. Tree protection fencing is shown on the grading plan. In the field, trees to be saved have yellow tape and trees to be removed have red tape. Tree Rating System A rating system of 1-10 was used for visually establishing the overall condition of each tree on the spreadsheet. The rating system is defined as follows: Ratlne Condition \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Deceased 1 Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. 4 May have had minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. 5 Relatively healthy tree with little visual structural and or pest defects. 6 Healthy tree that probably can be left in its natural state. 7-9 Have had proper arboricultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. All efforts shall be made to maximize the distance from each saved tree. The fencing must be constructed prior to the city pre -construction meeting for inspection by the city and the arborists. 2. . Soil Aeration Methods: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within Drip Line: All trenching for foundations within the drip line of native trees shall be hand dug. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with sharp pruning tools and not left ragged. A Mandatory meeting between the arborists and \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 grading/trenching contractor(s) shall take place prior to work start. This activity shall be monitored by the arborist(s) to insure proper root pruning is talking place. 5. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 6. Exposed Roots: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip line of any native tree. This includes coring vertical tubing approximately 4 feet on center within the drip line and backfilling with Mychorizza, slow release fertilizer and pea gravel. After final driveway approach design is complete near tree #1, the assessment will be made. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas. All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all native trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. The drip line areas are not for storage of materials either. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below). The monitoring does not necessarily have to be continuous but observational at times during these activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so we can make arrangements to be present. It is the responsibility of the owner to contract (prior to construction) a locally licensed and insured arborist that will document all monitoring activities. • pre -construction fence placement • any utility or drainage trenching within any drip line • All grading and trenching near trees requiring monitoring on the spreadsheet 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 all grading and/or trenching activity that encroached into the drip line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. 13. Pruning: Class 4 pruning includes -Crown reduction pruning shall consist of reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning. No pruning shall take more than 25% of the live crown of any native tree. Any trees that may need pruning for road/home clearance shall be pruned prior to any grading activities to avoid any branch tearing. 14. Landscape: All landscape under the drip -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around drip lines; otherwise above ground drip -irrigation shall be used. It is the owner's responsibility to notify the landscape contractor regarding this mitigation. 15. Utility Placement: All utilities and sewer/storm drains shall be placed down the roads/driveways and when possible outside of the drip lines. The arborist shall supervise trenching within the drip line. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. Roots greater than 2 inches in diameter shall not be cut. Airspading will be required for portions of the driveway. 16. Fertilization and Cultural Practices: As the project moves toward completion, the arborist(s) may suggest either fertilization and/or mycorrhiza applications that will benefit tree health. Mycorrhiza offers several benefits to the host plant, including faster growth, improved nutrition, greater drought resistance, and protection from pathogens. In addition, Cambistat growth regulator may be required for certain trees where the arborists feel excessive root impacts occurred. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5'), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing, root pruning, monitoring), construction impact (trenching, grading), recommended pruning and individual tree notes. If all the above mitigation measures are followed, we feel there will be no additional long-term significant impacts to the remaining native trees. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Certified Arborist #WE 6436-A \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc A & T ARBOR=STS P.O. BOX 1311 TEMPLETON, CA 63465 (605) 4340151 9-20-06 Kevin Healy Coromar Project Addendum ITEM NUMBER: 11 DATE: 3-6-07 b IAN 2 2 COMMUNITY DEV As stated in the original tree protection plan, we recommended that tree #1 (54 inch diameter) blue oak (Quercus douglasii) be saved by changing the driveway approach. This arrangement will require the removal of tree #2 (11 inch diameter) blue oak. Total removal inches will decrease to 233. The number of trees to be removed will stay at 25. Trees #1, 3 and 4 will need clearance pruning prior to any grading. The proposed retaining wall adjacent to trees #18, 19 and 26 will need adjustment. After a field inspection, we noticed a large buttressing root at ground level protruding towards the driveway from tree #18. A retaining wall will require this root to be removed. We feel this will severely impact this particular tree. The options are as follows: Option 1 • Move the driveway radius up to the property corner and away from tree #18. • Begin the retaining wall seven feet south of tree #19. • Slightly buildup the side of the driveway near tree #17 which will allow less cut near #18. Option 2 • Remove tree #18 and begin the retaining wall seven feet south of tree #19. Option 3 --� • Move the driveway 5 feet south east away from trees #18 and #19. This will allow for no retaining wall construction as cuts will be five feet further from the trees Chip Tamagni Certified Arbo ' WE 6436-A Steven G. 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PC 2007-0010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING TENTATIVE PARCEL MAP 2005-0073 (AT 05-0230), ESTABLISHING A SUBDIVITION OF ONE EXISTING RESIDENTIAL LOT INTO TWO PARACELS 8200 COROMAR AVENUE (HEALEY) WHEREAS, an application was received from Kevin Healey, PO Box 282, Templeton, CA 93465 (Owner/Applicant), for a Tentative Parcel Map to establish a subdivision of an existing 1.51 (net and gross) acre lot into two parcel consisting of 0.79 net (0.88 gross) acres and 0.63 (net and gross) acres each; and, WHEREAS, the proposed project has a General Plan Designation of Single Family Residential, minimum lot size 1/2 acre (SFR -X) and is in conformance with the Land Use Element of the General Plan and all other applicable General Plan policies; and, WHEREAS, the site is located in the Residential Single Family, minimum lot size 1/2 acre (RSF-X) which allows for the proposed use and density when certain findings are made; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0040 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission held a duly noticed public hearing to consider the proposed Tentative Parcel Map application on March 6, 2007 at 7:00 p.m. and considered testimony and reports from staff, the applicants, and the public. NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Certification of Negative Declaration. The Planning Commission of the City of Atascadero, hereby certifies Mitigated Negative Declaration 2006-0040 based on the following findings: 1. The Negative Declaration has been completed in compliance with requirements of the California Environmental Quality Act; and, 2. The project does not have the potential to degrade the environment; and 3. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 4. The project does not have impacts which are individually limited, but cumulatively considerable; and, 5. The project will not cause substantial adverse effects on human beings either directly or indirectly. SECTION 2. Findings for approval of subdivision and flag lot design. The Planning Commission finds as follows: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. The proposed subdivision design and type of improvements proposed will not cause serious public health problems. 8. The proposed subdivision will be accomplished without detriment to the adjacent properties. 9. The installation of a standard street, either alone or in conjunction with neighboring properties, is not feasible. 10. The flag lot is justified by topographical conditions. 11. The subdivision is consistent with the character of the immediate neighborhood. 12. The proposed accessway improvements meet the intent of the subdivision ordinance and are adequate for safe emergency vehicle access. SECTION 3. Findings for tree removal. The Planning Commission finds as follows: 1. The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: • Early consultation with the City; • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 SECTION 4. Approval. The Planning Commission does hereby approve Tentative Parcel Map 2005-0073 to establish a Tentative Parcel Map to establish a subdivision of an existing 1.51 (net and gross) acre lot into two parcel consisting of 0.79 net (0.88 gross) acres and 0.63 (net and gross) acres each, subject to the following Conditions and Exhibits: EXHIBIT A: Proposed Mitigated Negative Declaration EXHIBIT B: Conditions of Approval EXHIBIT C: Tentative Parcel Map 2005-0073 (AT 05-0230) EXHIBIT D: Preliminary Grading Plan EXHIBIT E: Tree Protection Plan EXHIBIT F: Arborist Report and Tree Spreadsheets EXHIBIT G: Tree Mitigation Form EXHIBIT H: Tree Preservation Easement Area 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 Joan O'Keefe Planning Commission Chairperson ATTEST: Warren Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT A: Proposed Mitigated Negative Declaration Draft Resolution PC 2006-0054 TPM 2005-0073 CITY OF ATASCADERO airs PROPOSED .)MITIGATED NEGATIVE DECLARATION #2006-0040 690- El Canino Real AWcadsto, CA 9342 80:461-:000 Owner Applicant: Kevin Hade.POBa.'&LTmpLtonCA93416.Phwe:4W3i0 Project Title: TPM2005-00.3: PL\2099-02 ;;minor �isiar.on>10Y.sbpw Project Location: Project Descriptlon: _L%— "an ran Luis Obispo Commy) AP\ 055,091447 11PA project cor-sists of ut appii ation to stWh ide a- exxisti m 151 (^.±t and Tors; acre sot i:ao two (2) sots Parcel l is proposed as a fbg la cansisfiq of 0 79 net (0 3? groes,, acres ar d P rcel 2 is pr ed at 0 63 ,net and Iron) acres The sic comrs several . ti a 03: r?es afd is cwtnCv ,.s:ar t Proposed Parcel 1 car e;-., a 143% average sbpe. Propos-ed Pa%e12 comai^ s average roped 1-2% BtaM: g er:v±laps are irrluded on both propos'-d parcels At access road and de-.slapsm d the trio 6:± ,--a-4 of 1' Lim �;:s - 32t:± �;,-s 1 Falk}• oa+: a:d 1 h:ore sa�irgr. size from 2-i:r.*.±s to 21-i:tc:±s a^. asditiacal thirty are (3 1) :ata•± rees::i71 be i -:.;acted daring ccrs=tir-t (appr(ximate) Parcel v2 have access to Car=ar Avg bv ar ar-ce3s easemert located or the flagportior d Parcel 1 The stbjea site iswitlin a xr-w service area C --.e—.1 SF:t-X Io . �Disrict FSF-1 Findings: 1. The project does not ice•: a tie potential to degrade the environment. 2. The project Rill not achir: a Short-term to the disadvantage of long-term em iro=ental goals 3. Tbeproject door not hr: a impacts which we indi:•idualh• limited. bat cumtlativ ely considerable. 4. TIS? project Rill not cr.:se substantial on ) ..n- beings eith-x dirxtly of icdirealy. Determination: Eased on the above findings. and tie information contained inthe iritial study 2006-0030 (made apart hereof tey reference and on file in tie comm-aity Dx•lopment Department). it icor bem determined tbst the abo:•e project will not have an adverse impact on the environment -mien the follo irg mitigation measures are incorporated into the project -'see artxtmect). Prepared By: CAilMr*Yar. A=i:rWz'PiWvW Date Posted: Febsuay 14, 2007 Public Review Enols: hliirch 5. 200' Attachments: Art& -1=- nt 1 - Location \Imp Anad=ent 2 - Aerial Photo Anxhmeat 3 -Proposed Tentative Parcel '.\ lap Anwl=ent 4 -Pfd mint- C 1'n_e Plan Anaclmeat 5 - Arboaist Report & Tree schedule Attrrltmeat 6 - Tree Protection Plan Anwltmeat - - Initial Study 200644 \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT B: Conditions of Approval / Mitigation Monitoring TPM 2005-0073 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Standard Planning Conditions 1. The approval of this application shall become final, subject to the FM PS completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two years FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless a final map has been recorded or an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority FM PS to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A parcel map drawn in substantial conformance with the approved FM PS tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the City Ongoing CA 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. 6. The parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. Project Planning Conditions 7. Where the accessway shall be at least twenty-four (24) feet wide FM PS with sixteen (16) feet of pavement (16 foot paved drive with two (2) foot shoulders). 8. Each lot shall have yards as required by the zoning regulations, FM PS including a ten (10) foot setback along any accessway, whether easement or lot line. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 9. The lot farthest from the street shall own the accessway in fee. FM PS Other lots using the accessway shall have an access and utility easement over it, unless otherwise approved by the advisory agency. 10. Lots utilizing the accessway of a flag lot will be required to enter BP PS into a road maintenance agreement to insure perpetual maintenance and repair of the accessway. 11. A reflectorized house number master sign shall be located at the BP PS intersection of the street and accessway and individual reflectorized address signs shall be placed on the right-hand side of the driveway to each individual lot. 12. Prior to issuance of construction permits all tree mitigation fees GP/BP PS shall be paid. The applicant shall pay mitigation fees for the evergreen trees (Live Oaks) in the amount of $1408.33, and mitigate the deciduous trees (Blue Oaks, Toyon, and Valley Oak) by replanting the equivalent of 21 five -gallon trees of the same species as what will be removed. 13. The historic railroad car shall be allowed to remain on site. The GP/BP PS applicant shall obtain a building permit to ensure that the railroad car is securely mounted to its tracks and brought into conformance with building regulations. The railroad car will be permitted as an accessory structure, and shall not be used for habitation. 14. All recommendations and tree protection measures, as outlined GP/FM BS/PS in the Tree Protection Report, prepared by A&T Arborists shall be implemented prior to and during all construction activity on the project site. 15. During construction of the driveways and structures, all utilities GP/BP PS/BS shall be undergrounded, located within roadways and driveways and outside the driplines of native trees. 16. Concurrently with recordation of the final map the applicant shall FM PS record a tree preservation and open space easement over the oak woodland area as shown on exhibit H attached hereto. GP/BP PS 3.b.1 17. The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM - 10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval TPM 2005-0073 Address: 8200 Coromar Avenue Timing BL: Business License GP: Grading Permit BP: Building Permit Fl: 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 loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: a. Reduce the amount of the disturbed area where possible. b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. d. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. f. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. g. All roadways, driveways, sidewalks, etc, to be paved should be completed. b. + as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. i. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. j. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. k. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy site. 1. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. 18. Naturally Occurring Asbestos (NOA) has been identified by the GP/BP PS 3.b.2 state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. 19. The applicant shall comply with all rules, regulations and GP/BP PS/PW/BS 3.b.3 application procedures for any proposed burning of vegetative material on the project site. 20. The applicant shall comply with all requirements of the APCD BP PS/BS 3.b.4 regarding installation of Residential Wood Combustion devices. Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. 21. The Grading Plan/Tree Protection Plan shall identify tree BP/GP PS 4.e.1 protection fencing around the drip line of each existing on-site tree and/or native shrub mass within 20 feet of construction activity unless monitored and approved by a certified arborist. 22. Excavation and grading work shall be consistent with the City of BP/GP PS 4.e.2 Atascadero Tree Ordinance and Guidelines. Special precautions when working around native trees include: ■ All existing trees outside of the limits of work shall remain. ■ Earthwork shall not exceed the limits of the project area. ■ Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval TPM 2005-0073 Address: 8200 Coromar Avenue Timing BL: Business License GP: Grading Permit BP: Building Permit Fl: 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 done. ■ Vehicles and stockpiled material shall be stored outside the dripline of all trees. ■ All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. ■ Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. ■ No trees shall be removed prior to building permit issuance and payment to the tree fund or a replanting schedule has been confirmed. 23. The developer shall contract with a certified arborist during all BP/GP PS 4.e.3 phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist. ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. d Upon project completion and prior to final occupancy a written \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy verification shall be prepared by the project arborist certifying the following: ■ Tree protection plan was implemented, the trees designated for protection were protected during construction. ■ All mitigation measures prescribed in the tree protection plan were adhered to during construction. ■ No trees were significantly damaged by the construction activities. ■ The construction -related tree protection measures are no longer required for tree protection. 24. All tree removals shall be mitigated as prescribed by the BP/GP PS 4.e.4 Atascadero Native Tree Ordinance. The applicant shall either pay into the tree mitigation fund, or include replanting of native trees, or a combination of both prior to the removal of any trees on site. 25. Should any cultural resources be unearthed during site BP PS 5.b.1 development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. 26. In the event of the accidental discovery or recognition of any BP/GP PS 5.d.1 human remains, the following steps shall be taken: ■ There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of the county in which the remains are discovered has been contacted to determine that no investigation of the cause of death is required, and to determine if the remains are of Native American heritage. If the remains are of Native American Heritage, the coroner shall contact the Native American Heritage Commission within 24 hours. 27. All cut and fill slopes shall be hydro seeded with an appropriate BP/GP PS 6.b.1 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. 28. All disturbed areas, not shown on the project landscape plan BP BS/PS 6.b.2 for landscaping shall be hydro seeded with a native seed mix. Erosion control measures shall include an erosion control blanket for all 2:1 fill slopes. Affected areas that previously contained native shrubs and vegetation shall be replanted with similar plant species per the approved landscape plan. Duration of the project: The contractor will be responsible for \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy the clean-up of any mud or debris that is tracked out on to public or private access drive by construction vehicles. City Engineer Project Conditions 29. Civil Engineer or land surveyor to certify that finished driveway is BP CE less than 20% prior to occupancy. 30. Per municipal code section 9-4.160, the developer shall slurry BP CE seal Coromar Avenue across the frontage of the property to a width of 1/2 the roadway plus 10'. City Engineer Standard Conditions 31. In the event that the applicant bonds for the public improvements GP, BP CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 32. An engineer's estimate of probable cost shall be submitted for GP, BP CE review and approval by the City Engineer to determine the amount of the bond. 33. The Subdivision Improvement Agreement shall record FM CE concurrently with the Final Map. 34. A six (6) foot Public Utility Easement (PUE) shall be provided GP, BP CE contiguous to the property frontage. 35. The applicant shall acquire title interest in any off-site land that GP, BP CE may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 36. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 37. Drainage easements shall be obtained by the applicant as GP, BP CE needed to accommodate both public and private drainage facilities. 38. A preliminary subdivision guarantee shall be submitted for review FM CE in conjunction with the processing of the tract map. 39. The final map shall be signed by the City Engineer prior to the FM CE map being placed on the agenda for City Council acceptance. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 40. Prior to recording the tract map, the applicant shall pay all FM CE outstanding plan check/inspection fees. 41. Prior to recording the map, the applicant shall bond for or FM CE complete all improvements required by these conditions of approval. 42. Prior to recording the tract map, the applicant shall bond for or set FM 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 tract map, the applicant shall submit a map FM CE drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 44. All existing and proposed utility, pipeline, open space, or other FM CE easements are to be shown on the final/parcel map. If there are building or other restrictions related to the easements, they shall be noted on the final/parcel map. The applicant shall show all access restrictions on the final/parcel map. 45. Prior to recording the tract map, the applicant shall have the map FM CE 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. Provide for the detention and metering out of developed storm GP, BP CE runoff so that it is equal to or less than undeveloped storm runoff. 47. Drainage basins shall be designed to desilt, detain and meter GP, BP CE storm flows as well as release them to natural runoff locations. 48. All public improvements shall be constructed in conformance with GP, BP CE the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 49. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 Conditions Of Approval Timing Responsibility Mitigation /Monitoring Measure TPM 2005-0073 PS: Planning Services BL: Business License BS: Building Services Address: 8200 Coromar Avenue GP: Grading Permit BP: Building Permit FD: Fire Department PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 50. All utilities shall be undergrounded on project frontage. GP, BP CE 51. Applicant shall pay sewer extension (Annexation), Connection BP CE and Reimbursement fees (if applicable) upon issuance of building permit. Fire Department Conditions 52. The driveway shall be constructed as to fire department standards BP FD and shall include a fire truck turn around and turnout as required. Atascadero Mutual Water Company Project Conditions 53. Before recordation of the final map, the applicant shall submit FM AMWC plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All new water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 54. Before issuance of building permits, the applicant shall obtain a FM AMWC "Will Serve" letter from AMWC for the newly created lots within the subdivision. 55. Separate water meters for domestic water service are required FM AMWC for each individual unit. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT C: Tentative Parcel Map 2005-0073 (AT 05-0230) a e*wMeJ•aeoeose -43 ojepeoselV 8 wGwPUQwV '8 9l logyji �c ^ OE 0 IV Wd 4rW baud Irl t` � .� -•,ham— _ _ � _ jjr ... R � � � n tr Nd OE Zia -oz IV wd 1 laoasd ;r \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT D: Preliminary Grading Plan .rw +gym NVld JYIQVSD ASI NMIla'u, i \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc r ©� g Ei �`' j }Et f tt 4N! dq'9gg� l 11 't t r: aE 0 f \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ©� g Ei �`' j }Et f tt 4N! dq'9gg� l 11 't t r: i X.y. Y Kii Etre.tSS 9 f # f \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc EXHIBIT E: Tree Protection Plan • ankgnj/ �iQ.!up.(Efa 4 ITEM NUMBER: 11 DATE: 3-6-07 \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT F: Arborist Report and Tree Spread Sheets A & T ARBORISTS P.O. BOX 1311 TEMPLETON, CA 93465 (805) 4340131 Kevin Healy RECEI\ A.P.N #056-091-047 IAPB 2 2 Atascadero, California COMMUNITY DEV This tree protection is in regard to splitting the vacant lot located on Coromaz venue in Atascadero, California. Plans are to split the lot into two separate parcels with an access driveway for top home located on the northwest side of the property that will meander through some of the trees to keep under a 20% slope. Currently, plans are to remove 25 native trees with a total diameter of 276 inches. Utilities shall be trenched down the driveway from the top home and join the utilities from the lower home. Airspading will be required for any utility trench that is within ten feet of the trunk of any native tree. After reviewing the site, the azborists felt a change in the lower driveway configuration will impact less trees and lower the total diameter inches to be removed. We recommended saving tree #1 and removing tree #2 and creating a shared driveway for the first 80 feet. These proposed changes were approved by the owner and decreased the total removal inches by 43. The grading for the driveway shall be engineered so that minimal (<8") excavation takes place in areas where no cut or fill is required. Tree wells will be required for any tree where fill has the possibility of being up against the trunk of any native tree. Certain stumps will be required to be routed rather than removed by backhoe to avoid damaging the roots of neighboring trees. On 9-20-06 an addendum was created regarding a retaining wall near trees #18 and #19. On of the options was to shift the driveway five feet (option #3). This was the preferred option by the azborists and it was accepted by the owner. It is the responsibility of the owner to provide a copy of this tree protection plan to any acid all contractors and subs that work within the drip line of any native tree. It is highly recommended that each contractor sign and acknowledge this tree protection plan. This project shall require an on-site pre -construction meeting with the city, owner, grading contractor and the arborist. Topics will include fencing, monitoring and requirements for a positive final occupancy letter. All trees potentially impacted by this project are numbered and identified on both the grading plan and the spreadsheet. Trees are numbered on the grading plans and in the field with an aluminum tag. Tree protection fencing is shown on the grading plan. In the field, trees to be saved have yellow tape and trees to be removed have red tape. Tree Rating System A rating system of 1-10 was used for visually establishing the overall condition of each tree on the spreadsheet. The rating system is defined as follows: Ratine Condition \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 0 Deceased 1 Evidence of massive past failures, extreme disease and is in severe decline. 2 May be saved with attention to class 4 pruning, insect/pest eradication and future monitoring. 3 Some past failures, some pests or structural defects that may be mitigated by class IV pruning. 4 May have had minor past failures, excessive deadwood or minor structural defects that can be mitigated with pruning. 5 Relatively healthy tree with little visual structural and or pest defects. 6 Healthy tree that probably can be left in its natural state. 7-9 Have had proper arboricultural pruning and attention or have no apparent structural defects. 10 Specimen tree with perfect shape, structure and foliage in a protected setting (i.e. park, arboretum). The following mitigation measures/methods must be fully understood and followed by anyone working within the drip line of any native tree. Any necessary clarification will be provided by us (the arborists) upon request. 1. Fencing: The proposed fencing shall be shown in orange ink on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the edge of the drip line or line of encroachment for each tree or group of trees. The fence shall be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. After this time, fencing shall not be moved without arborist inspection/approval. If the orange plastic fencing is used, a minimum of four zip ties shall be used on each stake to secure the fence. All efforts shall be made to maximize the distance from each saved tree. The fencing must be constructed prior to the city pre -construction meeting for inspection by the city and the arborists. 2. . Soil Aeration Methods: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 2-4" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within Drip Line: All trenching for foundations within the drip line of native trees shall be hand dug. All major roots shall be avoided whenever possible. All exposed roots larger than 1" in diameter shall be clean cut with sharp pruning tools and not left ragged. A Mandatory meeting between the arborists and \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 grading/trenching contractor(s) shall take place prior to work start. This activity shall be monitored by the arborist(s) to insure proper root pruning is talking place. 5. Grading Within The Drip Line: Grading should not encroach within the drip line unless authorized. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 6. Exposed Roots: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 7. Paving Within The Drip Line: Pervious surfacing is preferred within the drip line of any native tree. This includes coring vertical tubing approximately 4 feet on center within the drip line and backfilling with Mychorizza, slow release fertilizer and pea gravel. After final driveway approach design is complete near tree #1, the assessment will be made. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil compaction. Also there is to be no parking of equipment or personal vehicles in these areas. All areas behind fencing are off limits unless pre -approved by the arborist. 9. Existing Surfaces: The existing ground surface within the drip line of all native trees shall not be cut, filled, compacted or pared, unless shown on the grading plans and approved by the arborist. 10. Construction Materials And Waste: No liquid or solid construction waste shall be dumped on the ground within the drip line of any native tree. The drip line areas are not for storage of materials either. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet and items bulleted below). The monitoring does not necessarily have to be continuous but observational at times during these activities. It is the responsibility of the owner(s) or their designee to inform us prior to these events so we can make arrangements to be present. It is the responsibility of the owner to contract (prior to construction) a locally licensed and insured arborist that will document all monitoring activities. • pre -construction fence placement • any utility or drainage trenching within any drip line • All grading and trenching near trees requiring monitoring on the spreadsheet 12. Pre -Construction Meeting: An on-site pre -construction meeting with the Arborist(s), Owner(s), Planning Staff, and the earth moving team shall be required for this project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying the health/condition of all impacted trees and providing any recommendations for any additional mitigation. The letter shall verify that the arborist(s) were on site for \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 all grading and/or trenching activity that encroached into the drip line of the selected native trees, and that all work done in these areas was completed to the standards set forth above. 13. Pruning: Class 4 pruning includes -Crown reduction pruning shall consist of reduction of tops, sides or individual limbs. A trained arborist shall perform all pruning. No pruning shall take more than 25% of the live crown of any native tree. Any trees that may need pruning for road/home clearance shall be pruned prior to any grading activities to avoid any branch tearing. 14. Landscape: All landscape under the drip -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around drip lines; otherwise above ground drip -irrigation shall be used. It is the owner's responsibility to notify the landscape contractor regarding this mitigation. 15. Utility Placement: All utilities and sewer/storm drains shall be placed down the roads/driveways and when possible outside of the drip lines. The arborist shall supervise trenching within the drip line. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. Roots greater than 2 inches in diameter shall not be cut. Airspading will be required for portions of the driveway. 16. Fertilization and Cultural Practices: As the project moves toward completion, the arborist(s) may suggest either fertilization and/or mycorrhiza applications that will benefit tree health. Mycorrhiza offers several benefits to the host plant, including faster growth, improved nutrition, greater drought resistance, and protection from pathogens. In addition, Cambistat growth regulator may be required for certain trees where the arborists feel excessive root impacts occurred. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5'), condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing, root pruning, monitoring), construction impact (trenching, grading), recommended pruning and individual tree notes. If all the above mitigation measures are followed, we feel there will be no additional long-term significant impacts to the remaining native trees. Please let us know if we can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WC 0511 Chip Tamagni Certified Arborist #WE 6436-A �W� \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 A & T ARBOR=STS P.O. BOX 1311 TEMPLETON, CA 93465 (805) 4340131 9-20-06 Kevin Healy Coromar Project Addendum ECHI IAN 2 2 COMMUNITY DEV As stated in the original tree protection plan, we recommended that tree #1 (54 inch diameter) blue oak (Quercus douglasii) be saved by changing the driveway approach. This arrangement will require the removal of tree #2 (11 inch diameter) blue oak. Total removal inches will decrease to 233. The number of trees to be removed will stay at 25. Trees # 1, 3 and 4 will need clearance pruning prior to any grading. The proposed retaining wall adjacent to trees #18, 19 and 26 will need adjustment. After a field inspection, we noticed a large buttressing root at ground level protruding towards the driveway from tree #18. A retaining wall will require this root to be removed. We feel this will severely impact this particular tree. The options are as follows: Option 1 • Move the driveway radius up to the property corner and away from tree #18. • Begin the retaining wall seven feet south of tree #19. • Slightly buildup the side of the driveway near tree #17 which will allow less cut near # 18. Option 2 • Remove tree #18 and begin the retaining wall seven feet south of tree #19. • Move the driveway 5 feet southeast away from trees #18 and #19. This will allow for no retaining wall construction as cuts will be five feet further from the trees Chip Tamagni Certified Ar b #WE 6436-A G� Steven G. Alvarez Certified Arborist #WE 0511 \\Cityhall\cdvlpmnt\- pre 06 PI -Ns (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc O r 0 N � Y Q W 2 ui W W O0 U) 0 Q W Ix a Z O f' - U W O tC a Lu Lu af H to M N V - ITEM NUMBER: 11 DATE: 3-6-07 0 N C2 \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc a E w �w a, a E W F Q O O LLZ O E a> m o n a> O N O U) N O p n m m 0.. Z z i % i > % > > i = J CL z ui0 5 O W Co 0 U) 0 0 0 0 0� O O O U) O p g m W W >- Z w >- w } w } w } w >- w >- w } Z Z Z W >- W } Z Z Z W } W >. 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R 4a:'r b } r � a t? e,±� tf2 to I ti T 1' Cl) a' c-- ITEM NUMBER: 11 DATE: 3-6-07 r 0 z u U K �c O 7 11 it r O O N r \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc O rn O ti tD Ln M N T- ITEM NUMBER: 11 DATE: 3-6-07 0 N J w Lu LL ~ O Z T j f9 U z Z � Z Q J U CL 0 rw z� ui' g U w O Q a F O g a H � U � 0 iL C7 U Lu F Z U Q o \ 0 0 a g o� o 0 00 �N zo a Q — Q Q U ~ O Lu P: Lu d Z ui d M ~ O U Y z Co N IT O Lo Co — N M L0 uj wv LuN 0000 Ir w J J J J F- n. Lu r N M �n cD h a0 CD O r N M to <O I� 00 Q) O w cfl Co ct cn cfl w cC cD t- fes- t- f- f� 1� t� 1� 1� 1- Co \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT G: Tree Mitigation Form t City of Atascadero��• Community $ Economic Development Department Single Family Residential Tree Mitigation Form Date:IAa►dt.Ch.2W.. Address: 8200 por9mt7C Owner.�Applicant: Kevin Healey Prepared by: .Calfie.Taylor Permit a: TPM 20050073 Total number of trees impacted: 57 Tree taction required? yes Removals: 26 Arborist review required? yes Number greater than 24"DBH: 0 Status In process Number less than 24" DBH: 26 PC Permit Required? yes Evergreen Native Trees (inches) Irsq'd tree reclacercrts 2S fr:e gal trees ad Replanting 0 five gal trees 0 fifteen gal trees Remaining Mitigation 0 five gal trees Tree Fund Payment: S 1,e03 22 Deciduous Native Trees (inches dbh notes 1 11 #2 - BO 2 7 #15 -TOY 3 19 #29 -BO 4 3 #33 -BO 5 6 #34 -VO 8 3 935 -BO 7 2 #42 -BO 8 9 #43 -BO 9 4.#60 -BO 10 11 12 13 otal I &t -inches tree replacements Proposed Replanting Remaining Mitigation Tree Fund Payment: 21 five gal trees 0 five gal trees fifteen gal trees 21 five gal trees S 1,056.67 Totals 233 -inches 0 five gal trees 0 fifteen gal trees 0 box trees (24" 21 five gal trees 5 2.475.00 Condition #12: Prior to issuance of construction permits all tree mitigation fees shall be paid. The applicant shall pay mitigation fees for the evergreen trees (Live Oaks) in the amount of $1408.33, and mitigate the deciduous trees (Blue Oaks, Toyon, and Valley Oak) by replanting the equivalent of 21 five -gallon trees of the same species as what will be removed. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc dbh notes 1 13 -inches # 10 - LO 2 4 -inches # 11 - LO 3 s-inchas #12 - LO 4 21-inchas #16 - LO 5 9 -inches #17 - LO 0 4 -inches #20 - LO 7 18 -inches #22 - LO 8 0 -inches #23 - LO 9 4 -inches #25 - LO 10 10-inchas i#30 - LO 11 s-inches'#48 - LO 12 13 -inches #51 - LO 13 12 -inches #52 - LO 14 6 -inches #53 - LO 15 8 -inches #54 - LO 15 10 -inches #55 LO 17 15 -inches #56 LO Total IlMinches Mitigation Requirement Irsq'd tree reclacercrts 2S fr:e gal trees ad Replanting 0 five gal trees 0 fifteen gal trees Remaining Mitigation 0 five gal trees Tree Fund Payment: S 1,e03 22 Deciduous Native Trees (inches dbh notes 1 11 #2 - BO 2 7 #15 -TOY 3 19 #29 -BO 4 3 #33 -BO 5 6 #34 -VO 8 3 935 -BO 7 2 #42 -BO 8 9 #43 -BO 9 4.#60 -BO 10 11 12 13 otal I &t -inches tree replacements Proposed Replanting Remaining Mitigation Tree Fund Payment: 21 five gal trees 0 five gal trees fifteen gal trees 21 five gal trees S 1,056.67 Totals 233 -inches 0 five gal trees 0 fifteen gal trees 0 box trees (24" 21 five gal trees 5 2.475.00 Condition #12: Prior to issuance of construction permits all tree mitigation fees shall be paid. The applicant shall pay mitigation fees for the evergreen trees (Live Oaks) in the amount of $1408.33, and mitigate the deciduous trees (Blue Oaks, Toyon, and Valley Oak) by replanting the equivalent of 21 five -gallon trees of the same species as what will be removed. \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc ITEM NUMBER: 11 DATE: 3-6-07 EXHIBIT H: Tree Preservation Easement Area .`aii4gny aa.u+Old�, . . n[ iW.wr.q r \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0073 Coromar\TPM 2005-0073 staff report.doc