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HomeMy WebLinkAboutPC_2007-05-01_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, May 1, 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 Chairperson will read the decorum guidelines 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 May 1, 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 APRIL 17, 2007. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS (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).) 2. PLN 2099-0792, SANTA YSABEL PLANNED DEVELOPMENT PD 25, Owners: Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 & 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 7298 & 7312 Santa Ysabel Avenue, Atascadero, CA 93422 Location: (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 -16 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 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 May 1, 2007 Page 3 of 5 3. PLN 2007-1191, AMENDMENT TO PPN FOR 8380 EL CAMINO REAL, FOOD 4 LESS CENTER Owner: Romaldo Martin, 1192 Fallon Road, Hollister, CA 95023-9411 Applicant: Dale Anderson, PO Box 12160, San Luis Obispo, CA 93406 Project Title: PLN -2007-1191, Amendment to PPN 1987-42 Project 8380 EI Camino Real, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 056-041-046 Project An application for an Amendment to the Master Plan of Development at the Food 4 Less Description: Shopping Center. The center was originally approved in 1987 for a drive thru restaurant at the vacant pad along EI Camino Real in the south corner of the shopping center. The proposal includes adding a canopy over the drive -up window for a proposed bank. Proposed General Plan Designation: General Commercial (GC) Environmental Zoning District: Commercial Retail CR Proposed Environmental Consistent with the Negative Declaration previously certified for the Food 4 Less Shopping Center. Determination: 4. PLN -2007-1193, CONDITIONAL USE PERMIT FOR 6849 SAN GABRIEL ROAD Owner: Jennifer Monson, 6849 San Gabriel Road, Atascadero, CA 93422 Project Title: PLN -2007-1193, Minor CUP 2007-0205 Project 6849 San Gabriel Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 054-131-004 Project An application to add onto an existing barn / detached accessory structure where the total Description: area will exceed 50% of the size of the main residence. The new shop will add 480 square feet onto an existing 800 square foot barn/ accessory structure. General Plan Designation: Rural Estate (RE) Zoning District: Residential Suburban RS Proposed Environmental Categorical Exemption Determination: City of Atascadero Planning Commission Agenda Regular Meeting May 1, 2007 Page 4 of 5 5. PLN 2007-1204, CONDITIONAL USE PERMIT FOR 8394 EL CAMINO REAL Owner: Geraldine C. Norton, 1520 Country Club Dr., Paso Robles, CA 93446 Applicant: Michael McGrath, PO Box 1321, Atascadero, CA 93423 Project Title: PLN 2007-1204/Minor Conditional Use Permit 2007-0212 Project 8394 EI Camino Real, Atascadero Location: (San Luis Obispo County) APN 056-041-032 Project An application for a Minor Conditional Use Permit to allow for a business use of vehicle Description: and equipment storage in a Commercial Service Zone. General Plan Designation: SC Zoning District: CS Proposed Environmental Categorical Exemption Determination: COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on May 15, 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 May 1, 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: 5-1-07 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting Tuesday, April 17, 2007 7:00 P.M. Chairperson O'Keefe called the meeting to order at 7:02 p.m. and Commissioner Jack led the Pledge of Allegiance. ROLL CALL Present: Commissioners Heatherington, Jack, Marks, O'Grady, Slane, Fonzi, and Chairperson O'Keefe Absent: None 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. Chairperson O'Keefe read the decorum guidelines. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Jack and seconded by Commissioner O'Grady to approve the agenda. Motion passed 7:0 by a roll -call vote. PC Draft Minutes 04/17/07 Page 1 of 10 PUBLIC COMMENT Mike Jackson referred to several studies regarding impacts from trees and questioned if the City has ever conducted a study as to the number of trees that Atascadero can sustain. Chairperson O'Keefe closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON APRIL 3, 2007. Vice Chairperson Fonzi asked that the Disclosure of Ex Parte Communications, page 2, bullet #1 reflect that the Planning Commissioners visited the site at differing times. Commissioner Heatherington corrected the spelling of Bill Artfeld, to Bill Arkfeld on page 10. MOTION: By Commissioner Heatherington and seconded by Vice Chairperson Fonzi to approve Item #1 as corrected. Motion passed 7:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 2. PLN 2006-1181 AND PLN -2099-0313, 9700 EL CAMINO REAL Owners/ Ted Jacobson, 8055 Cristobal, Atascadero, CA 93422 Applicants: JP Patel, 3600 El Camino Real, Atascadero, CA 93422 Project Title: PLN -2099-0313, Conditional Use Permit 2004-0137 Amendment PLN -2006-1181, Zone Change 2006-0130 Project 9700 El Camino Real, Atascadero, Ca. 93422 Location: APN 056-081-032 Project The proposed project consists of an application for a Conditional Use Permit for a commercial Description: development located on 1.7 acres within the Commercial Tourist Zone and a Zone Text Amendment to the conditionally allowed uses within the Commercial Tourist Zone to allow health care services/medical offices. Two building pads are proposed for the site. Building 1, a 15,000 square -foot office building is currently under construction. This building is currently proposed to house the medical offices. Building 2 is proposed to be an 80 room hotel totaling 51,740 square -feet. Four native oak trees are proposed for removal. Mitigated Negative Declaration 2005-0022 was previously certified for the construction of the office building. This document shall analyze all existing and new impacts due to the proposed amendments and shall supersede the previously certified document. PC Draft Minutes 04/17/07 Page 2 of 10 Ex Parte Communications ■ Commissioner Jack stated he had met with the applicants for this project after the last Planning Commission meeting apologizing for the continuance of the item and, in response to their inquiry about any concerns he might have, stated he required some clarification regarding parking. ■ Vice Chairperson Fonzi stated she visited the site of this project, spoke with the contractor, and asked several questions about the proposed medical use. ■ Commissioner O'Grady stated he visited the site, but did not speak with anyone. ■ Commissioner Marks stated he visited the site. ■ Commissioner Heatherington stated she visited the site. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Ted Jacobson, applicant, gave an overview of the project and addressed issues raised by Commissioners. JP Patel, applicant, spoke about the history of the project, and explained that Marriot did not approve the exterior brick design, but did approve a cultured stone design and he requested that change be made. Mr. Patel requested additional directional signage and answered questions of the Commission. Steven Alvarez, project arborist, answered questions of the Commission. Steve Aros, project traffic engineer, spoke about the traffic study and parking for the project and requested several changes to the Conditions of Approval and Mitigation Measures. Chairperson O'Keefe closed the Public Comment period. Chairperson O'Keefe stated she had a problem with the size of the hotel and its location on the lot. She explained that the project had changed from the original and she was concerned with the minimum setback and loss of landscaping. She thought there was no buffer for this, and too much mass on one parcel; the landscaping for the hotel was only 10% and the rest was black top and building, and trees are being systematically removed. She stated this project was piecemealed and she couldn't make the finding that it was compatible with the existing neighborhood. PC Draft Minutes 04/17/07 Page 3 of 10 General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) 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 at 6907 Determination: El Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Ex Parte Communications ■ Commissioner Jack stated he had met with the applicants for this project after the last Planning Commission meeting apologizing for the continuance of the item and, in response to their inquiry about any concerns he might have, stated he required some clarification regarding parking. ■ Vice Chairperson Fonzi stated she visited the site of this project, spoke with the contractor, and asked several questions about the proposed medical use. ■ Commissioner O'Grady stated he visited the site, but did not speak with anyone. ■ Commissioner Marks stated he visited the site. ■ Commissioner Heatherington stated she visited the site. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Ted Jacobson, applicant, gave an overview of the project and addressed issues raised by Commissioners. JP Patel, applicant, spoke about the history of the project, and explained that Marriot did not approve the exterior brick design, but did approve a cultured stone design and he requested that change be made. Mr. Patel requested additional directional signage and answered questions of the Commission. Steven Alvarez, project arborist, answered questions of the Commission. Steve Aros, project traffic engineer, spoke about the traffic study and parking for the project and requested several changes to the Conditions of Approval and Mitigation Measures. Chairperson O'Keefe closed the Public Comment period. Chairperson O'Keefe stated she had a problem with the size of the hotel and its location on the lot. She explained that the project had changed from the original and she was concerned with the minimum setback and loss of landscaping. She thought there was no buffer for this, and too much mass on one parcel; the landscaping for the hotel was only 10% and the rest was black top and building, and trees are being systematically removed. She stated this project was piecemealed and she couldn't make the finding that it was compatible with the existing neighborhood. PC Draft Minutes 04/17/07 Page 3 of 10 MOTION: By Vice Chairperson Fonzi and seconded by Commissioner Slane to adopt Resolution PC 2007-0024, PC 2007-0025, PC 2007-0026 and PC 2007-0027 with the following changes: that the buildings be alarmed in the medical building, that the brick and stone facade and the stucco finish be reviewed by staff and that they come up with a recommendation for the City Council prior to their hearing, that the directional sign also be reviewed by staff and incorporated into the project before it goes to the City Council, that bicycle racks be incorporated into the project at two locations one at the offices and one also at the hotel, that the revised arborist's report be included in the report that goes to the City Council, that removal of Conditions No. 19 and 21 be enacted, and the rewording of 15.a.b.1 for financing and return of revenue and a sunset date also be incorporated to read as follows: The fairshare contribution would be based on a maximum of $600,000 or the engineer's estimate at the time of the payment of the fee. whichever is lower. If the fairshare fee is paid and no reimbursement plan is filed by the West Front Street project required to construct the signals) within two years of the date of payment of the fairshare fee, the fees paid by the applicant would be returned to the applicant and the mitigation measure would be removed from the requirements for this project, and that the air pollution control district be included. Motion passed 6:1 by a roll -call vote. (O'Keefe opposed) Chairperson O'Keefe recessed the hearing at 8:44 p.m. Chairperson O'Keefe called the meeting back to order at 8:55 p.m. 3. PLN 2006-1151, CONDITIONAL USE PERMIT, 8905 MONTECITO ROAD Applicant: Tastee Freez, John Sidders, 1209 Hanover Place, San Luis Obispo, CA 93401 Owner: Morro Road Homes, LLC, Kelly Gearhart, 6205 Alcantara Avenue, Atascadero, CA 93422 Project Title: Conditional Use Permit 2006- 0196 / PLN 2006-1151 Project Location: 8905 Montecito Road, Atascadero, CA 93422 APN 056-071-010 PC Draft Minutes 04/17/07 Page 4 of 10 Project The proposed project consists of an application for a Conditional Use Permit for a drive-through Description: restaurant located on 0.52 acres within the Commercial Tourist Zone. The site was recently approved for a three lot split with a similar site plan proposed for a commercial center with shared parking and shared storm water detention facilities (PLN 2006-1121.) The only addition since the map approval is the addition of the drive thru. The project takes access off Montecito Avenue. The proposal includes a main dining building and a drive-through facility along the East Front Road. The site is currently vacant. General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review at 6907 El Camino Determination: Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Assistant Planner Callie Taylor gave the staff report and answered questions of the Commission. Commissioner Marks expressed concern that this project was inconsistent with the General Plan, Air Pollution Control District policy, and the Mayors Climate Protection Agreement. He commented that the City has agreed to reduce things like idling, and has developed smart growth principles that call for reducing reliance on automobiles, which this project doesn't do. PUBLIC COMMENT John Sidders, applicant, gave a PowerPoint presentation on the project and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Heatherington and seconded by Chairperson O'Keefe to adopt PC Resolution 2007-0018, certifying Proposed Mitigated Negative Declaration 2007-0001 and approving the Master Plan of Development (CUP 2006- 0196) based on findings and subject to Conditions of Approval and Mitigation Monitoring and adding the 25% light reduction condition for the sign and inclusion of a traffic calming feature in the parking lot at the city engineer and staffs recommendation. Motion passed 6:1 by a roll -call vote. (Marks opposed) 4. PLN 2006-1117 PALMA AVENUE ROSARIO AVENUE 5825 RIDGEWAY CT. Owners/ Jim and Adrienne Beck, 5825 Ridgeway Court, Atascadero, CA 93422 Applicants: Gary and Mary Tharp, 12250 San Antonio Road, Atascadero, CA 93422 PC Draft Minutes 04/17/07 Page 5 of 10 Project Title: PLN 2006-1117: CUP 2006-0184, TTM 2006-0089, ZCH 2006-0121 Project Palma Avenue, Rosario Avenue, Ridgeway Court Location: (San Luis Obispo County) APNs 029-322-022, 023, 024 Project The proposed project consists of an application for construction of 7 single family detached Description: homes on individual lots that will be developed under the requirements of a Planned Development -29 Overlay within the RMF -10 Zoning District. One existing home, designated as an Atascadero Colony Home is proposed to remain. Proposed homes range in size from 1500 square feet to 2300 square feet. Lot sizes range from 3155 square feet to 22,407 square feet. The project includes one home per lot, each two stories tall and with either a porch or a deck. Eight native trees are proposed for removal; 4 Toyons, 2 Live Oaks, and 2 Valley Oak trees. The project will take access from Palma, Rosario, and Ridgeway Court. General Plan Designation: Medium Density Residential (MDR) Zoning District: Residential Multi -Family -10 (RMF -10) 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 at 6907 Determination: El Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. Associate Planner Kelly Gleason gave the staff report and answered questions of the Commission. PUBLIC COMMENT Jim Beck, applicant, addressed concerns raised by the Commission and answered their questions. Marge Mackay expressed concern with development along Rosario, and would like to see a historic district in that area. She stated that seven homes were too much for this neighborhood, and she was concerned with the lack of parking and lack of setbacks from the street. Ed Roach spoke in favor of preserving the Colony House and was concerned with Ridgeway Court, which is small and narrow; he would like to see the cul-de-sac improved, and the parking problems addressed. Beverly Aho stated she lives across from this project on Rosario, and expressed concern regarding parking on Rosario which currently forces cars to move to the center of the road, a problem that could worsen if a sidewalk is added to the other side. Greg Ravatt stated he was against the project though it does have a lot of beneficial features. Some his concerns included loss of character in this historic district, tree removals, setbacks on Palma, no useable yards for the majority of the homes on Palma, lack of landscaping on Palma due to setbacks, loss of the historic wall, and the lack of a historic evaluation on the property. Chairperson O'Keefe closed the Public Comment period. Commissioner Comments: PC Draft Minutes 04/17/07 Page 6 of 10 ■ The retaining wall is historic and should be preserved if possible, as the corner is key to the historic district. ■ There should be a condition for maintenance of the carriage house. ■ Some Commissioners thought there was too much density on this site; others thought the density was acceptable as the site is zoned for it and is close to the downtown. ■ Concern regarding the lack of yards. ■ Concern with the amount of dirt to be taken away. • Church parking may be a problem. ■ It is important to have the historic survey and report to determine the correct thing to do. ■ Consideration should be given for no parking on Rosario, and coordination with the postal service for placement of mailboxes. There was Commission agreement that a Historic Survey/Report should be obtained for this project. MOTION: By Chairperson O'Keefe and seconded by Commissioner O'Grady to continue this item to a date uncertain. Motion passed 7:0 by a roll -call vote. MOTION: By Commissioner Jack and seconded by Commissioner Heatherington to go past 11:00 p.m. Motion passed 7:0 by a roll -call vote. 5. PLN 2006-1141, 8787 PLATA LANE COMMERCIAL CONDOMINIUM CONVERSION Applicant: Geo -West, 5255 Traffic Way, Suite C, Atascadero, CA 93422 Owner: David Yarnold, P O Box 3071, Atascadero, CA 93423 Project Title: PLN 2006-1141, TTM 2006-0094, Commercial Condominium Conversion Project 8787 Plata Lane, Atascadero, CA 93422 Location: APN 056-051-049 Project The proposed project consists of an application to establish 7 commercial condominiums at an Description: existing commercial building. General Plan Designation: Service Commercial Zoning District: Commercial Service Proposed The project qualifies for a Class 1 categorical exemption: Existing facilities. Environmental Determination: PC Draft Minutes 04/17/07 Page 7 of 10 Associate Planner Kelly Gleason gave the staff report and answered questions of Commission. PUBLIC COMMENT Barak Miles, applicant's representative, spoke about the project and answered questions of the Commission. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner O'Grady and seconded by Commissioner Marks to adopt Resolution PC 2007-0028 approving Tentative Tract Map 2006-0094, a request to establish 7 commercial airspace condominium units based on findings and subject to conditions of approval. Motion passed 7:0 by a roll -call vote. 6. TO BE CONTINUED TO MAY 15, 2007 PLN 2006-1137, PRECISE PLAN FOR 10900 VISTA ROAD, GRADING ON SLOPES GREATER THAN 10% AND AN AMENDMENT TO MOVE THE BUILDING ENVELOPE. Owner/Applicant: Larry and Ann Mathews, 5952 Bellingham Dr. Castro Valley, CA 94552 Phone: (925)602-6470 Project Title: Precise Plan 2006-0215, PLN 2006-1137. Grading on slopes greater than 10% and an Amendment to move the building envelope. Project Location: 10900 Vista Road, Atascadero, CA 93422 (San Luis Obispo County) APN 055-161-030 Project The project consists of an application to construct a 4,278 square foot single-family residence Description: on an existing 8.8 acre lot of record. An Amendment is proposed to move the building envelope that was originally established with Tract Map 1382 (November 1990) to a new location approximately 600 feet west, towards the center of the site. The proposed project will require 3,610 cubic yards of cut and 3,610 cubic yards of fill, with a maximum cut of 11 feet and maximum fill of 14 feet. The project includes 580 lineal feet of retaining wall for the 700 foot long driveway. The driveway crosses a drainage swale which requires 163 lineal feet of 24 -inch HDPE storm drain. Native trees are proposed for removal, including one 38 -inch Live Oak and 9 smaller Live Oaks and Scrub Oaks ranging in size from 4 to 6 -inches. The proposed residence will utilize a septic system. General Plan Designation: RE Zoning District: RS-PD2 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 from Determination: 03/29/07 through 04/17/07 at 6907 El Camino Real, Community Development Department from 8:00 a.m. to 5:00 p.m., Monday through Friday. PC Draft Minutes 04/17/07 Page 8 of 10 7. TO BE CONTINUED TO A DATE UNCERTAIN PLN 2099-0792, SANTA YSABEL PLANNED DEVELOPMENT PD 25 Owners: Paritosh Patel, 930 Wigeon Way, Arroyo Grande CA 93420 & Niral Patel, 175 S. Mesa Road, Ni omo CA 93444 Project Title: PLN -2099-0792, Zone Change 2005-0110, CUP 2005-0174, TTM 2005-0081,, PD -25 Project 7298 & 7312 Santa Ysabel Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-121-003 & 004 Project An application for a Zone Change, Conditional Use Permit, and Tentative Tract Map for the Description: 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 -16 -16 Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. Environmental The proposed Mitigated Negative Declaration is available for public review at 6907 El Camino Determination: Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Grady wished Commissioner Heatherington a Happy Birthday. There was Commission discussion regarding tree mitigations and fees. MOTION: By Commissioner Heatherington and seconded by Commissioner O'Grady to agendize tree mitigation at a future meeting. Motion passed 6:1 by a roll -call vote. (Jack opposed) Vice Chairperson Fonzi stated she would like something on a future agenda about drive through's. Community Development Director Warren Frace stated the topic is on staff's list of things to do. DIRECTOR'S REPORT 8. BALBOA ROAD STATUS REPORT Community Development Director Warren Frace gave the staff report and answered questions of the Commission. PC Draft Minutes 04/17/07 Page 9 of 10 Director Frace reminded the Commission that Brown Act Training is scheduled for Wednesday, April 25tH ADJOURNMENT Chairperson O'Keefe adjourned the meeting at 11:30 p.m. to the next regularly scheduled meeting of the Planning Commission on May 1, 2007. MINUTES PREPARED BY: Grace Pucci, Recording Secretary \\Cityhall\cdvlpmnt\- PC Minutes\PC Minutes 07\PC Draft Minutes 04-17-07.doc PC Draft Minutes 04/17/07 Page 10 of 10 ITEM NUMBER: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 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. On March 6, 2007, the proposed project was heard at Planning Commission. The Planning Commission voted to continue the item to a date uncertain, requesting design modifications and additional information in regards to the trash pick up and the street section revisions for possible on street parking. 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: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 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 into 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 analyzed below: • Decorative parking court/shared driveway • Architectural detailing and high quality materials • Emphasized front entry features and porches • Professional Landscape Plan ITEM NUMBER: 2 DATE: 5-1-07 Site Plan, Circulation, Parkin 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. Three additional guest parking spaces are provided at the terminus of the parking, for a total of 41 parking spaces provided on site. 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. 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. A centralized trash enclosure has been included at the terminus of the parking court as requested by Planning Commission (see section below.) 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 - 22,686 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA — = 30% = 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 — 46% OF NET LOT AREA = = 34% LOT 5: (N) BUILDING FOOTPRINT AREA= 995 SOFT. = 28% PAVED/CONCRETE AREA —1.103 SQ.FT. = 32% LANDSCAPED AREA = 1.406 SQ.FT. = 40% TOTAL 51TE AREA = 3,504 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE — 46% 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 — 46% ns: NFT 101 AREA INCLUDING BASIN= = 29% ITEM NUMBER DATE: 5-1-07 LOT 7: (N) BUILDING FOOTPRINT AREA= (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 SOFT. = 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: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 Continuation of project: Request for Information and Modifications At the previous Planning Commission hearing on March 6, 2007, the proposed project was continued in order to address two main points which came up at the meeting (see letters by David Graham and David Low, Attachment 5.) One item was regarding individualized trash pick up verses centralized pick up. The other item was regarding the bulb out in the street being removed to provide additional on street parking. Trash Pick U The PD -25 standards require that all trash cans be stored in individual garages or behind fenced areas in individual lots. At the previous hearing, a letter and photos were submitted which requested that the trash and recycling be located in a centralized location, such as a trash dumpster, due to the number of trash cans which would have to be placed along Santa Ysabel on trash day. With 12 new residences on the parking court which would require 3 trash cans each (trash, recycling, and green waste) there was concern that trash collection on Santa Ysabel may hinder public access on the street and sidewalks on trash day. Staff contacted the Atascadero Waste Alternatives to discuss alternative options for trash pick up. The company stated that individual trash pick up on the interior parking court (rather than on Santa Ysabel) is possible; however, there would not be enough room on the interior street for the 36 trash cans. The company requires 3 feet of separation between each can, which would not be possible on the interior parking court. Since individual trash pick up on the interior street is not an option, the applicant has redesigned the site plan to include a centralized trash enclosure at the end of the parking court. The addition of this trash enclosure has replaced one of the guest spaces at the back of the parking court; there are now three guest spaces rather than four. The trash enclosure size is designed to Atascadero Waste Alternatives requirements, and is conditioned to be approved in writing by the trash company prior to building permit issuance (Condition #26.) The enclosure is designed to hold both a trash and a recycling dumpster. Green waste trash cans would be provided to the residents as requested by the individual home owner or tenant. The green waste would be picked up in front of the residence on the interior parking court (specific individual green waste locations for pick up day to be included in the CC&R's, Condition #27.) Staff has worked with the applicant to include architectural and landscape features around the new trash enclosure for optimum screening. The enclosure will have solid metal architectural style doors on the front of the enclosure (Condition #23.) Residents would access the trash enclosure through a walkway which leads to the rear of the enclosure for trash drop off; the walkway shall be ADA accessible. Solid split face block has been included along the rear property lines to block the enclosure from the lot next door. The enclosure shall be constructed of dark split face block; a trellis is used above ITEM NUMBER: 2 DATE: 5-1-07 the dumpsters for screening. The heavy timbers trellis will be installed above the dumpster for screening. Lighting shall be provided near the trash enclosure for safe nighttime access. (Condition #23.) Additional landscape as been added to the landscape plan in order to screen the enclosure from the surrounding residences. A curb with landscape planting will buffer the remaining parking space from the trash enclosure and will help to screen the trash enclosure from lot 8. The trash enclosure shall be maintained by the homeowners association, similar to the maintenance in place for the drainage basin / common landscape feature. Maintenance shall be outlined in the CC&R's and shall record with the final map (Condition #25.) The Atascadero Waste Alternatives has the ability to schedule trash pick up as many times per week as needed. ------------ ,eggs nn' - il�h ill►� Revised Site Plan: includes trash enclosure in place of 1 guest parking space 0'--0' F FF ELEVATION Calc, I.T.& 4« ® TTa]JlfS i 24' o.,% ftftI e SKff FACE Cilli W&L MOM ALL CaLS S tOOKM HASP 3d CAW BOLT IN 610 x 12' FOXW Vine on trash enclosure wall. Landscape plan ITEM NUMBER: 2 DATE: 5-1-07 NL URE -PLAN ITEM NUMBER: 2 DATE: 5-1-07 On Street Parkina: As requested by Planning Commission, staff and the applicant have reviewed the possibility of redesigning the project to provide parking along the street in front of the project on Santa Ysabel. The site plan was originally designed to comply with the current street section plan as approved by City Council, including a bulb out in front of the two existing residences. Staff has calculated that a revised street section could provide 4 additional on -street parking spaces in front of the proposed project if the project was to be redesigned without the bulb outs. Parallel parking spaces are to be a minimum of 22 -feet in length each, and a red curb would be required on both sides of the driveway for sight distance. Removing the bump out would therefore would provide 4 spaces on the street frontage. The applicant has provided a total of 41 parking spaces on site (after replacing one guest space with the trash dumpster.) The table below summarizes parking requirements for the PD -25, standard multi -family developments, and what has been provided by the project: Parking requirement comparison chart (Calculations provided for twelve 3 -bedroom units) As identified in the table, the applicant has provided 41 total parking spaces, which is 13 more spaces (46% more) than required by the PD -25 standard and 8 more spaces (24% more) than required by standard multifamily requirements. The spaces in front of the garages are all a minimum of 20 -feet in length to provide a full space as to code, and CC&R's will include provisions that garages must be used for parking. The guest parking on site would be reduced from 4 spaces to 3 spaces with the addition of the trash enclosure, meeting the standard multifamily requirement, but requiring an exception to the PD -25 standard. PD -25 Multi -Family Parking Proposed site plan Requirements: Unit Parking Spaces 2 spaces for units with 2 spaces per 2 bedroom Code Requirement: less than 4 bedrooms unit; 0.5 spaces per additional bedroom Unit Parking Spaces: 24 required 30 required 38 provided Guest Spaces 1 space per 3 units 1 space per 5 units Code Requirement: Additional Guest 4 required 3 required 3 provided Spaces: Total Parking 28 required 33 required 41 provided Spaces: As identified in the table, the applicant has provided 41 total parking spaces, which is 13 more spaces (46% more) than required by the PD -25 standard and 8 more spaces (24% more) than required by standard multifamily requirements. The spaces in front of the garages are all a minimum of 20 -feet in length to provide a full space as to code, and CC&R's will include provisions that garages must be used for parking. The guest parking on site would be reduced from 4 spaces to 3 spaces with the addition of the trash enclosure, meeting the standard multifamily requirement, but requiring an exception to the PD -25 standard. ITEM NUMBER: 2 DATE: 5-1-07 Staff and the applicant have reviewed the possibility of redesigning the project to include additional on street parking through a revised street section as discussed at the March 6 hearing. In order to widen the street, an entire redesign of the site plan, grading and drainage plan, and possibly the floor plans of the units would be required. Due to the slope at the front of the site, pushing the street and sidewalk towards the project would require retaining walls along the entire property frontage. The porches on lots 1 and 12 have been oriented along the public street as a PD -25 feature. The applicant complied with the City approved street section (which includes the bulb outs) when designing the proposed site plan. The homes are designed to meet the minimum 12 -foot setback from right-of-way, and the project provides 18 feet to back of sidewalk. The additional space provided from the back of the sidewalk accommodates larger porch designs which encroach in the setback to 4 feet from the right of way and 10 feet from the back of sidewalk (PD -25 allows 3 feet of encroachment into the required setback for porches without an exception.) With this wider parkway, the project has been able to meet planned development standards for providing public benefit with substantial porches, a pedestrian friendly street frontage, and a large landscaped parkway, creating a visually superior project. +• p. .v 1 l "IAAF � ► �b.i�♦♦ t=�.����♦♦,♦ter �7 a ,r mil �� � ! \ ��• ' � �j, n - � ��• �/,�it���I By adding retaining walls and parking along the street, the porches would have to be minimized considerably or eliminated, or the floor plan would need to be redesigned to push the residence back on the lot if the porches were to remain. Design of retaining walls and a new grading plan would require considerable cost and extra time for the applicant. In addition, cost would be added to the project construction budget to tear out and reconstruct the entire street frontage, which was just recently installed by the City. ITEM NUMBER: 2 DATE: 5-1-07 In summary, removing the bump out is not advisable due to the following factors: ■ Preservation of the pedestrian oriented street front with large porches and large landscaped parkway ■ Applicant prefers to avoid several additional months and the additional cost for a total redesign of the site and grading plan ■ The proposed project has been designed to meet the existing City approved street section, recently constructed by the City ■ The applicant has provided a large percentage of additional parking on site in addition to code requirements (46% more than the PD -25 requires) ■ Only 4 additional spaces would be provided by a new street section and project redesign Therefore, staff is recommending approval of the site plan as previously submitted with the current approved street section. Other items discussed at last hearing: Additional comments from the previous hearing included adding a possible pedestrian access path at the rear of the lot though the detention basin / landscape area at the rear of the lot, connecting to the commercial center along EI Camino Real. Staff has looked into this possibility and decided that this would not be an ideal location for pedestrian access due to safety concerns. The Planned Development backs up to the service area at the rear of the adjacent commercial center. The area is not well lit and does not provide pedestrian friendly access to EI Camino Real. There would be safety concerns both for the residences of the development when accessing EI Camino Real through this unlit, commercial service area, as well as safety concerns regarding providing access for non-residents of the PD taking access through the project. For these reasons, staff does not recommend the pedestrian access at this location. A clear path of travel on the Santa Ysabel sidewalk was discussed at the previous hearing. The project has been conditioned to include a full 4 foot clear path of travel on the sidewalk on front of the proposed project, and to be ADA accessible. The applicant shall work directly with the post office to locate the mailboxes prior to building permits, and then provide bump outs where necessary to ensure a clear 4 -foot path of travel (Condition #28.) A question was brought up at the last hearing about integrating the deed restricted units. Council policy is to not have the units right next to each other, but to allow the applicant to choose which units will be deed restricted. Regarding the roof material, staff has included an additional condition (Condition #29) which requires the roof material to be high quality, architectural grade, subject to staff approval. ITEM NUMBER: 2 DATE: 5-1-07 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 Housin 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: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 Findings: Planned Development Overl 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: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 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. The items discussed at the previous March 6, 2007 hearing have been analyzed and design modifications have been made where suitable. 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: Letters regarding parking and trash cans (submitted for hearing 3/6/07) Attachment 5 Draft Resolution PC 2007-0011: Proposed Mitigated Negative Declaration Attachment 6: Draft Resolution PC 2007-0012: Zoning Map Change Attachment 7: Draft Resolution PC 2007-0013: Master Plan of Development Attachment 8: Draft Resolution PC 2007-0014: Tentative Tract Map ITEM NUMBER: 2 DATE: 5-1-07 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 ITEM NUMBER: DATE: 5-1-07 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER DATE: 5-1-07 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 DATE: 5-1-07 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 DATE: 5-1-07 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 Prolt'mon ITEM NUMBER: DATE: 5-1-07 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, California 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: DATE: 5-1-07 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 DATE: 5-1-07 Attachment 4: Letter regarding parking on street; David Low February 26, 2007 Additional note to the City of Atascadero, concerning the planned development at 7298 & 7312 Santa Ysabel & the public hearing scheduled for Tuesday, March 6, 2007. As stated on my original letter to the city (please see the attached letter), my concern is centered on the parking problems on Santa Ysabel, and the negative impact that the proposed project will have if built according to the original plan. My suggestion is that the existing curb and sidewalk, that does not allow any parking on that side of the street be replaced with one that will allow on street parking. It is my understanding that the reason the existing curb and side walk was built in this way was that the existing drive ways on the 2 houses that are to be torn down would not allow a side walk to he built in a normal fashion . The proposed project suggests that a new driveway will replace the 2 old drive ways. This is a perfect time to replace the sidewalk in a fashion that will allow between 5 to 7 new parking spaces. If a new sidewalk is installed, in such a fashion that would allow on street parking. It would be a great improvement to the quality of life for all the residents living on Santa Ysabel and their visitors. Any additional cost, if any, would be offset by the added value of the properties to the developers of this project. Thank you, - 1 z David Low Owner of 7313 Santa Ysabel Phone# 674-1120 ITEM NUMBER: DATE: 5-1-07 To the City of Atascadero, Re: Proposed Building project: 7298 and 7312 Santa Ysabel To Kelly Gleason, or Whom It May Concern: I own the apartments across the street from the proposed building project at 7313 Santa Ysabel. My renters and their visitors have suffered with a bad parking problem since 2003 when the city n rept , and in the process have had to lower the rents because of theed, the street lack ack owe OST 7 PARKING spat parking in the area. I am in favor of repaving city streets. . I have personally reviewed the proposed plans for the building project and it looks like a very nice project. However, I have a few strong concerns which will cause a very negative impact on the neighborhood. My two greatest apprehensions are as follows: The plan allows for four parking spaces per unit, that is, two cars inside a double garage and two cars parked in each driveway. Common sense tells us that many people will use the space in their garage for storage and in many instances use whatever parking that is available. I believe the planners have counted the garage and driveways as parking, and that this will reduce the theoretical parking idea for the entire project. A second concern surrounds convince of guest parking. For this project, the guest parking spaces are shown in the rear part of the property; thus making it very likely that a visitor will park on the street when they visit a tenant living at this proposed project. My suggestion is that if this project is approved it be conditioned in replacing the side walk on Santa Ysabel in a normal fashion. This would restore the lost parking spaces on the street and impact on the neighborhood that was caused as a result of the cities design of the sidewalks bulge because of the 2 houses that had sub standard drive ways. Now that they will be tom down for this project, this is the only chance the people of Atascadero will have to fix this very bad problem. Also, I suggest that the visitor parking be re -designed to be in the front part of the lot to make it likely that the visitors will not use the very precious street parking instead. I believe that this project is not quite right for this neighborhood and should be re- designed with less units and or more thoughtful parking ideas, thus reducing the negative impact on this part of Atascadero. Thank you, / David Low Owner of 7313 Santa Ysabel 6500 Alcantara Av. Atascadero Phone # 6741120 ITEM NUMBER: 2 DATE: 5-1-07 Attachment 4: Letter regarding trash cans on street; David Graham n►n��co�i�i" x, we ""(OP! Interoffice Memorandum David G. Graham, EA 5905 Capistrano Ave., Atascadero, CA 993422 - Tel (805) 466-7127 P?�­CC V6 BAR 0'2 2007 C4ok nlrTyo VWV_Ptopm��Jv Date: March 2, 2407 To: Warren Frace Lei-- Jr?7t71tS5rOl� Subject. Patel project at 7298 and 7312 Santa Ysabel Avenue Mr. Frace, Please include the attached photos (as well as this memo) in the materials provided to the Planning Commission as part of the public input regarding the above project. It is my hope that the commission will listen to someone who actually live in the neighborhood and experiences the affect of the Cities currently misguided police of allowing each PD unit to provide for their individual trash pickup. As I have stated earlier, there are multiple problems associated with this policy. a) Limits and interfers with handicap access. b) Uses valuable on street parking that is often counted in the consideration of project approval. dj Creates a traffic hazard, particularly in areas where the street is narrowed by bulb outs. David G. Graham 73517 Santa Ysabel Ave Atascadero, CA 93422 Hin: 466-2637 Wk: 466-7121 ITEM NUMBER: 2 DATE: 5-1-07 w) Ce4+po liza I - - -p vp .' p" .,: -06 �. .... i� A r7. `..--,Qk t 2007 ITEM NUMBER: 2 DATE: 5-1-07 ATTACHMENT 5- 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 May 1, 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: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, ITEM NUMBER: 2 DATE: 5-1-07 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 DATE: 5-1-07 CITY OF ATASCADERO PROPOSED IAWITIGATED NEGATIVE DECLARATION #2006-0036 694' El Camino Real Atucadero, CA 93422 S05 461-5000 Applicant: ?a:ei.330y}jmmW—.w-AffoyoG=deCA93420 Phony ai�j Pa:l.l'S.S 3[csaRosd.:vspotDo.CA934�4 Phone 905-:"S-6539 Project Title: Zone Chma2005-0110.CUP2005-0174.72V2005-WSI.PD=5 Project "29S &'312 SaataTA,+jA :cuo-Auuadeco..C&.934`2 Location: (Sia Lens Obi po Coma) AW030-121 1-003 & 004 Project ibepcopocdpmjectcmtistsofinapplication lot aZone Chaage.ConditaWU-sePermit. and Deseriptiom Tentative Tract Map forthe construction of 12 near singe-fidh airachd bomb on ind:ividual lots thatwillbedesdopedmderthe:eq,i,s elopmear25o•edaydistrictuiuhinthe esofFlamedDe R\1F-16 Zoaiag District Props ed homnape in size from 15 L' at 1602 square fes of living spa:: plus one or two -cos pros The project indnds attachd unit vib one bome per bt Additional puking is included in eat driveway stud fasts gnat spaces are also provided (x site These ase no naives on site noaanvetreat are propesedbrremoval The projectinc*tdsapa; ng:o:t whi* h will tate access off of Santa ) k" General Plan Designation HigbDeasin Reddmtial MR) ZoningDis:ria Residential \initi-Fr 1c-16 (R-16) Findings: ri 1. The project does Lot is•:e the potential to degrade the entironrsest. The Project Rill not achie•: a =host -teat to the disadvantage of long -t-= eLrironaeatal goal:. _ . ire project does Lot have impacts r.•hich are inditid%alh• liait?d but cuadzitvly considerable. 4. Th? pso]e�t Still Lot . dt s? gL'bSt3Ltt31 3..it'es7? ?ff?Ct3 OL ,•.non besL4a e1th�1 disecil�' Of ILdlr�tl:. Determination: Based on the s o firdine& and the info: --=ion contained in the initial study 2006-0036 (mare a part hereof by reference 3nd on file it. the Comma:: nit: D=: lopnlent D ,%vment), it has been deterrait -Y-1 that the &-o•: a project Rill trot hr. -e an kven.e impar on the en•: ironment r }en the following proposed sakimon M-M-,L>a are incotpotat?d into the project ,:?2 3tt3:hm-=,). Prepared By: Califs Tgtlor. A.aisrmr• P:am er Date Posted: \ovember3, 2006 Public Review Ends: November 22, 2006 Attachments: - Location Zoning .NIap - Aerial - Existing Site Plan - Site Plan Master Plat: of 13nelopmeat - Floor Pl= - El?t•aiions - Preliminary Gradin_e P13u Site Phctoi Initial St:d%. - Response to Coaart3 ITEM NUMBER DATE: 5-1-07 ATTACHMENT 6: 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: 2 DATE: 5-1-07 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 May 1, 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 May 1, 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: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 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 DATE: 5-1-07 ATTACHMENT 7: 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, the trash and recycling will be stored in a centralized trash enclosure, 3 guest spaces will be made available, and porches shall be placed up to 4 feet from right of way, 10 feet from back of pavement; 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, ITEM NUMBER: 2 DATE: 5-1-07 WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 1, 2007, studied and considered Conditional Use Permit 2005-0174 (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; and, 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, 7. Modifications to tehPD-25 requirements have been made to include the trash and recycling will be stored in a centralized trash enclosure, 3 on site guest spaces, and porches shall be placed up to 4 feet from right-of-way, 10 feet from back of pavement. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 1, 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 ITEM NUMBER: 2 DATE: 5-1-07 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 EXHIBIT G: Floor Plans and Elevations EXHIBIT H: Trash Enclosure details 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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 2005-0110 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 ■ 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 ■ 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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. 22. The applicant shall work with staff to add additional windows and BP PS architectural details to the street elevations which face EI Camino Real (lots 12 and 1.) The elevations shall be consistent with the interior parking court front elevations. 23. A centralized trash enclosure shall be provided at the terminus of the BP PS parking court for trash and recycling. The trash enclosure shall include: ■ A fire rated trellis shall be installed over dumpsters • Solid metal Architectural style doors (to be approved by staff) shall be on the front of the enclosure ■ A separate walkway (ADA accessible) shall be provided for residents to drop off trash through the back of the enclosure ■ Dark split face block shall be used for the enclosure and the rear wall along the property line behind the enclosure ■ Lighting shall be provided near the trash enclosure for safe nighttime access ■ A water faucet, hose, and drain shall be provided in the trash enclosure for clean up. ■ A curb with vines shall be provided between the trash enclosure and the guest parking space ■ Additional landscape shall be provided around parking enclosure and front yards on lots adjacent to the enclosure. 24. Access gates shall be included on lots 8 and 9 to provide side access BP PS for these lots to the trash enclosure and parking court. 25. The trash enclosure shall be maintained by the homeowners FM PS association. Maintenance shall be outlined in the CC&R's to record with the final map. 26. The applicant shall obtain written approval from Atascadero Waste BP PS Alternatives for the size, location, and construction specifications of the centralized trash enclosure prior to building permit issuance ITEM NUMBER: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 27. Prior to final map, the applicant shall identify the location of the FM PS individual green waste trash cans for placement in the interior parking court on trash pick up day. These approved locations shall be identified in the CC&R's to record with the final map. 28. 4 foot clear path of travel on the sidewalk on front of the proposed BP PS project shall be provided and is to be ADA accessible. The applicant shall work directly with the post office to locate the mailboxes, and then provide bump outs where necessary to ensure a clear 4 -foot path. 29. Roof material shall be high quality, architectural grade, subject to staff BP PS approval. 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. ITEM NUMBER: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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. 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. ITEM NUMBER: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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. 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 ITEM NUMBER: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 valve. Fixtures above such elevation shall not discharge through the 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 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 8e 7312 Santa Ysabel Avenue FI: Final inspection F0: Final Occupancy WW. CityWastewater 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 3.15.1 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 ITEM NUMBER: DATE: 5-1-07 Conditions of Approval / Mitigation Monitoring Program 7298 & 7312 Santa Ysabel Ave. PD -25 Master Plan of Develo ment p ZCH 2005-0110 / CUP 2005-0174 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 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. 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 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 MPS 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: DATE: 5-1-07 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 ZCH 2005-0110 / CUP 2005-0174 Mitigation Measure 3.b.6: Only APCD approved wood burning devices BP MPS 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 6.16.1 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.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 the review and approval of the Community Development Director. ITEM NUMBER: DATE: 5-1-07 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure BL: Business License GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 7298 & 7312 Santa Ysabel Ave. FI: Final Inspection FD: Fire Department TO: Temporary PD: Police Department Occupancy CE: City Engineer PD -25 Master Plan of Develo ment p FM: Final Map C A: Wastewater CA: City Attorney F0: Final Occupancy ZCH 2005-0110 / CUP 2005-0174 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. ITEM NUMBER: 2 DATE: 5-1-07 EXHIBIT B: Master Plan of Development (Site Plan) i v O ITEM NUMBER: 2 DATE: 5-1-07 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: 2 DATE: 5-1-07 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 = 38% 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. = 49% TOTAL SITE AREA = 3,877 SQ.FT. = 100% BUILDING FOOTPRINT COVERAGE OF NET LOT AREA = = 24% ITEM NUMBER DATE: 5-1-07 EXHIBIT D: Landscape Plan ;Syy r _y.•yIRS Ig tel. l —k �iea i�riupil�a iGllfill iili!iil8ifi}i5 I�1m i. �.�9aRY1264�d Jill ITEM NUMBER DATE: 5-1-07 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 $ql s 's 1 i I� 1s��•' Y�' I Yh Fri: f IL EXHIBIT F: Color and Materials Board ** Full size color board available at the Planning Department ITEM NUMBER: 2 DATE: 5-1-07 ITEM NUMBER: 2 DATE: 5-1-07 EXHIBIT G: Floor Plans, Units A -A SIM -- �-Cy Wnd NOOl3 ON003S 4 1SHIJ ./_�ti•- .rrrt n aqm 'ux KN S S[. G G Ch 1NNMOl3A30-138VSA V1NVS +-+ y cc c c 999 9 4 �l! III@I � i:iiilBii93���r�:$lisg�l� � — f 000000001- a�o�aa00000a g� �g o ---------- - I �o -- ,q -6 a _ ......................._....1 - ---- ®- c o a O Ga r � f J' ITEM NUMBER: 2 DATE: 5-1-07 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 DATE: 5-1-07 EXHIBIT G: Floor Plans, Units B -B: Second Floor — B -S. S11Nfl :,:R�, —,— HOOizi ONO03S � s.7x1 ..HO� _L uKe n cxaaxnr out ,A $ bl • Q �-�" '�'^ w-p—m l3w-a 507-NtlS �•� 1 I le g i W Ct t � 3 N �im 0 w i i3 T z 44 0 > 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: 2 DATE: 5-1-07 EXHIBIT G: Floor Plans: Units A -C --uv. -- ' .•.. ,.. 4-,(! ` "-• �- - silNn� SNVId HOOIJ ONO S 4 1SH13 � �eiy�yq ere i K Oi ex K x' S[, q i e T 1N3WdOl3A30 138tlSA tl1M/S O t � �1� 9911 a i,�o919i�1,e61i�g lle,��l� � ass i< I. C d g� O G5 G I: L � r r -- --- ---------- uWi --- ........................... � U ........... — ' a x3 u co. I_.._._'.._...... .. a --- -_......-- __.......... w _ ITEM NUMBER DATE: 5-1-07 EXHIBIT G: Elevations, Units A -A � 0 0 o o xaal '' IIII IIIIIIIIIII I �I Allli ....� 1111111 Now ;...,...■...■...1111111 .,■.;.■.;�:in::■I ...■ ..■■■.■ :....■..., NI ■NONE, ...N ON.■ - !�._...■...1111111 ii '! -I NOR � �IIIIII NNNO NONE ..... ! IIII III IIIIIIIIIII ,I;,I ,.,,.� II - ,I�i;lIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIIII • !\ I IIIIIIIIIIIII jPl?'I I�r`�I' 15-1-1 Imo' Ill..... I HIS,■� . Nn' { ■I .�..■I lih �. ENE■ ■ I® �7 ��■ IIIIII_IIIIII !:■'i Ililll ;�!! ih q'� �� it I'il 11 i■ Ing! �' ��III����II 111111 Ilrl deli%?IE I I�I!l�lllI�II! I I I• , _ {Erle L' =� II 11 I ISI; �Fi�:�'!i� mill. IIVNIIIIVIIIII .Ir �jl!l!il!a:,!: ;lr;ia ulna" E■E. j-:gilyi�:i I';I,IaI I.e-: �!•' lu_u — ,VIIIII-IIIN', III ■ :>S te:��ll�t,7t Yip! _ ivl!-tttt"li„•l '■ I �F--� :',: o.N fr ,I. ^tat• u Deja; - e1i IME { IUIIIIIIIII IIt ITEM NUMBER DATE: 5-1-07 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 DATE: 5-1-07 EXHIBIT G: Elevations Units A -C ■�■■ Sm �® n-; - �f I , t El ! � �� G�; f�. 1 (�nul 1111111 WHOM 2:53�I®I"!'"fl nio i IIII �• ____ '�f.}}pp:,� III IIIIIIIIIII'.'pp - ��um�l {1I�.7'IEia��lllll1't .01 12. Ir�i�i ��iel���,� �:I �' 9•:dip{w:{��r�,;=}�illllflllllll 'a'°i�� ■ a llllllllllll i=t�� i — IL 2.x:2 { � 1EF� EI"x,. ;;, ' ee••!Illllllllpl :;;.;; NU � 'i"d !IIIIII ,' i{E?El�iE:iEE:E�rilr.; it ,id �IL �{{� �Ep{� iili�lpi�{i ,� p{:i ; IIIVII JI�V IN u■■■ I�III!IIIIII ■ � �':�y { Ii ; �Ei E' i= SEiii IIII _ i:.... �I i 1�17Ei�n! r �, ` 1�# IErIc'r.�'•r{��r�::-::ll � — x{�. i ��•:�•.{.Is J .1. I E ■■:u IIIIIII� ���������� !,. ft Nli EXHIBIT H: Trash Enclosure ITEM NUMBER: 2 DATE: 5-1-07 SME. ILLS EUS TRASH ENCLOSURE -PLAN +a . ELEVATION sFarr FAM LL armor LS HAW E BOLT 1 fY FaOIWa 2.4aF0 It we r�trs nine le 6 i1HL6 • M' oa. ' NK7prF B9iT ftwe 81M,R Frr'E lilAM UL Uraur 0918 TRELLIS OVER WALL DETAIL � w MIL- ma - s TFALS Oym DtwfsTm NEW 6'-0' Ffi: WW WAIL SPL= FAGC SL= NEW 6'-0"` MT. DSCORATW R07AOM wren m.= "Tm ON TOP Or NEW RCT. WALL M" 90 LAN DSCAPC PLAN iNO ITEM NUMBER DATE: 5-1-07 ATTACHMENT 8: 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 May 1, 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 DATE: 5-1-07 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 May 1, 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: 2 DATE: 5-1-07 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 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: 2 DATE: 5-1-07 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: DATE: 5-1-07 �arxsturwai dK'-'«�;,pw,d;,' Q. Pps"�i • i,a 9 Val q9 A+ �' `c P6• �!rp � pd� pe 1!i off P lie �$e�{a �k d#• P � ���PggFi� Y [ i qrEE� q: ip fiErig V, FP Y�d F�9 f 21■ T1... T121, A. . .q_:.c._ lg- AA ! A FE 9 s AE 4 A AA ! A .... . .eeTS . 55. M5.. . S..... . Ret L a i1 9 RRcY AY A 5 3 apt - A��� i 3$Sz3 gii FSS rpr14. :if1<3 SA.� S RAEid r AP A A4s�p PE_!p3tla 6E Fie 4Eq �Se ITEM NUMBER: DATE: 5-1-07 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 2005-0110 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: a. The applicant shall submit a new color board to ITEM NUMBER: DATE: 5-1-07 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 reflect deep earth -tone colors, consistent with the selected architectural style, subject to final staff approval. b. All exterior windows shall be of beige, taupe or similar color and not be white. C. 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. i. 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. 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. ITEM NUMBER: DATE: 5-1-07 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 e. 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. f. 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: DATE: 5-1-07 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: DATE: 5-1-07 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. g. All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. h. All parks, trails, recreational facilities and like facilities. I. All open space and native tree preservation areas. j. All drainage facilities and detention basins. k. All creeks, flood plains, floodways, wetlands, and riparian habitat areas. I. All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. M. 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: DATE: 5-1-07 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. 22. The applicant shall work with staff to add additional windows and BP PS architectural details to the street elevations which face EI Camino Real (lots 12 and 1.) The elevations shall be consistent with the interior parking court front elevations. 23. A centralized trash enclosure shall be provided at the terminus of the BP PS parking court for trash and recycling. The trash enclosure shall include: ■ A fire rated trellis shall be installed over dumpsters ■ Solid metal Architectural style doors (to be approved by staff) shall be on the front of the enclosure ■ A separate walkway (ADA accessible) shall be provided for residents to drop off trash through the back of the enclosure ■ Dark split face block shall be used for the enclosure and the rear wall along the property line behind the enclosure ■ Lighting shall be provided near the trash enclosure for safe nighttime access ■ A water faucet, hose, and drain shall be provided in the trash enclosure for clean up. ■ A curb with vines shall be provided between the trash enclosure and the guest parking space ■ Additional landscape shall be provided around parking enclosure and front yards on lots adjacent to the enclosure. 24. Access gates shall be included on lots 8 and 9 to provide side access BP PS for these lots to the trash enclosure and parking court. 25. The trash enclosure shall be maintained by the homeowners FM PS association. Maintenance shall be outlined in the CC&R's to record ITEM NUMBER: DATE: 5-1-07 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 with the final map. 26. The applicant shall obtain written approval from Atascadero Waste BP PS Alternatives for the size, location, and construction specifications of the centralized trash enclosure prior to building permit issuance 27. Prior to final map, the applicant shall identify the location of the FM PS individual green waste trash cans for placement in the interior parking court on trash pick up day. These approved locations shall be identified in the CC&R's to record with the final map. 28. 4 foot clear path of travel on the sidewalk on front of the proposed BP PS project shall be provided and is to be ADA accessible. The applicant shall work directly with the post office to locate the mailboxes, and then provide bump outs where necessary to ensure a clear 4 -foot path. 29. Roof material shall be high quality, architectural grade, subject to staff BP PS approval. 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 ITEM NUMBER: DATE: 5-1-07 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 CA: City Attorney TTM 2005-0081 FI: Final inspection AMWC: Water Comp. FO: Final Occupancy 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. 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 ITEM NUMBER: DATE: 5-1-07 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 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. 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. ITEM NUMBER: DATE: 5-1-07 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. FO: Final Occupancy 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 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 ITEM NUMBER: DATE: 5-1-07 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. FO: Final Occupancy 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. • 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. ITEM NUMBER: DATE: 5-1-07 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 ■ 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. ■ 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 ITEM NUMBER: DATE: 5-1-07 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 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. 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 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 MPS 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.i.1 within the 100 to 500 year flood plane. Building permits shall show building ads which are raised above 100- ear flood hazard area. ITEM NUMBER: DATE: 5-1-07 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: City Attorney CA TTM 2005-0081 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 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. \\Cityhall\cdvlpmnt\- ZCH - Zone Change\ZC 04\ZCH 2004-0090 7392 Santa Ysabel PD-7\ZCH 2004-0090.PC-SR.sm.doc ITEM NUMBER: 3 DATE: 5-1-07 Atascadero Planning Commission Staff Report - Community Development Department 8380 EI Camino Real Amendment to Precise Plan 42-87 PLN 2007-1191 (Martin / Anderson) SUBJECT: The proposed project consists of an application to amend the Master Plan of Development at the Food 4 Less Shopping Center (Precise Plan 42-87.) The applicant proposes to construct a drive-through Federal Credit Union building with a canopy cover over the drive-through at the teller window. The project is located at 8380 EI Camino Real on the vacant pad in the existing Food 4 -Less Shopping Center. The project site improvements include parking, site landscaping, and frontage improvements, some of which have already been completed with the Food 4 Less Shopping Center. RECOMMENDATION: Planning Commission adopt Resolution PC 2007-0034 and approving the Amendment to Precise Plan 42-87 (PLN 2007-1191) based on findings and subject to Conditions of Approval. Situation and Facts 1. Owner: Romaldo & Janice Martin, 1192 Fallon Rd., Hollister, CA 95023-9411 2. Applicant / Representative: Dale Anderson, JDR Real Estate Services, PO Box 12160, San Luis Obispo, CA 93406 3. Project Address: 8380 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-041-046 4. General Plan Designation: General Commercial (GC) 5. Zoning District: Commercial Retail (CR) 6. Site Area: 0.47 acre 7. Existing Use: Vacant site in Food 4 -Less Shopping Center. 8. Environmental Status: Class 32, Categorical Exemption Section 15332: Infill Projects DISCUSSION: Project Definition The proposed project consists of a request to establish a drive-through Federal Credit Union with a canopy over the drive-through at the teller window. The project site is located at a vacant commercial site within the Food 4 -Less Shopping Center at 8380 EI Camino Real. The December 15,1987 approved Precise Plan calls for a 4,000 square foot drive-through restaurant at this location. The proposed credit union is consistent with the approved drive through use. The applicant has proposed to add a canopy cover on the EI Camino Real side of the building over the drive up teller window, which has triggered an Amendment to the approved Master Pan of Development. Background Surrounding Land Use and Setting: North: Commercial Retail South: Commercial Service East: EI Camino West: Commercial Retail The project site is within the General Commercial General Plan Land Use Designation and is zoned Commercial Retail, which allows for the establishment of a financial service. The site is located on a vacant commercial pad in the existing Food 4 -Less Shopping Center. Appearance Review Site Design The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. The Federal Credit Union building entry is oriented towards the parking area with the drive-through window located along the EI Camino Real street frontage. The proposed parking lot is located adjacent to and connects with the existing parking areas. The proposed bank will utilize existing access driveways along EI Camino Real, no new curb cuts are proposed. The site plan includes 34 shared parking spaces on site, consistent with Zoning Ordinance requirements. The proposed financial service use is a less intense use than the drive-through restaurant which was previously approved for the site with the same number of parking spaces. Staff has determined that the 34 spaces will adequately serve the new credit union. Architecture. Materials, Color The applicant proposes a building with special architectural features that include canvas awnings, brick veneer base, standing seam metal roof, and painted cement plaster. The added canopy will utilize the same architectural style as the proposed building and provide protection for the customer from the weather while the transaction is taking place between them and the teller. Elevations COMMUNITY U-1rELUFMENT 0 h I ' DRIVE UP WINDOW MAIN ENTRY ELEVATION 1 S -S1_C L'. EL CAMINO REAL ELEVATION '�-'� Fj C.", M. iILIwVM!N�MIM A11r�wYwwT w�l W F��Alm-w/ W/iw M�M/1.Yw/ v Mlr�wi.rsG��•A.IMw� Irti/wh twv� .Olatl. Yt 6w�Mw� r� M• vT ►/wry w wiM+�r• vw�r�r�rrWtv.r�ru ®0.191/OCP�1 CMr�wr.K. 4rrw Mnww/yrwArwl MtiI - I�r'I�Y�w-�rAIrrMM�r+�rM �r f �WN�w Nnw�r /.wrY/r ] CwsvN r.yww�www/rrr w w•/�rr w.r�N�wwrw/'rPr• SUN: f•/fOW Landscape Design The preliminary landscape plan has been designed for compatibility with the surrounding commercial development. The proposed landscape plan and palette, meets appearance review requirements. The project has been conditioned to include drought tolerant and native plants prior to building issuance. See condition # 8. One native tree is being impacted by 15% but with mitigation the tree will be saved. An Arborist's Report has been included as Attachment 3. Signage The applicant is proposing two main building signs, on the north and on the east elevation. Both signs are consistent with the Municipal Code. General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: 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." � I � I ®sBux wr �m vn�a NIWatK NK �M � rat m NORTH ELEVATION V'� I General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: 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 and color, and landscaping to improve the appearance along EI Camino Real, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project is consistent with the General Plan. In staff's opinion the proposed drive-through bank is consistent with the goals and policies of the Land Use Element. The project incorporates elements that are consistent with the scale and character of the surrounding commercial uses and consistent with the General Plan's appearance review requirements, providing attractive architecture and landscape design. Findings A restaurant with a drive-through use had previously been approved for the site with the Precise Plan done in 1987 for the Food 4 Less Shopping Center. An Amendment to the Master Plan of Development is required for the addition of the canopy over the drive - though. The Amendment process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as appropriateness of use, architectural design, site design, landscape, signage, and specific standards of the Zoning Ordinance. The Planning Commission must make the following five findings to approve a Precise Plan Amendment: 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 General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1.7 and 2.1. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance.) Staff Comment: As conditioned, the project satisfies all zoning code provisions for a commercial development. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed commercial development 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 enhance the appearance along EI Camino Real with high quality architecture and project landscaping. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use, is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Precise Plan Amendment can be made. Environmental Determination The original shopping center was approved under a Negative Declaration (November 1987) for the construction of a 95,000 square foot commercial center, with drug store, market, retail, and restaurants. The proposed project currently qualifies as Class 32 categorically exempt under CEQA Section 15322 as the project is consistent with the General Plan and zoning designation and regulations. The project occurs within the City limits of less than 5 acres substantially surrounded by urban development. The site has no habitat value for endangered, rare or threatened species. There are no significant effects related to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. Conclusion The proposed project represents an infill commercial project within the Commercial Retail Zoning District. The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this Staff Report. The Food 4 Less Shopping Center was originally approved in 1987 for a drive-through restaurant at the vacant pad along EI Camino Real. The proposed financial service with drive -up window is consistent with the previously approved drive-through use. The Amendment to the Master Plan of Development for the site includes adding a canopy over the drive -up window along the EI Camino Real Frontage. The use requires less parking than the originally approved restaurant use. It is staff's opinion that the proposed project allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The parcel would retain its designation of Commercial Retail. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Class 32 Categorical Exemption Attachment 3: Arborist's Report Attachment 4: Draft Resolution PC 2007-0034 Attachment 2: Class 32 Categorical Exempt TO: ® File CITY OF ATASCADERO NOTICE OF EXEMPTION 6907 El Camino Real Atascadero, CA 93422 805.461.5000 Date Received for Filing FROM: Mathew Fawcett, Planning Technician City of Atascadero 6907 El Camino Real Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code. Proiect Title: PLN 2007-1191 Proiect Location: 8380 El Camino Real, Atascadero, CA 93422, San Luis Obispo County Project Description: The project consists of amending the Master Plan of Development to allow construction of a canopy over the drive-through teller window of a bank located at 8380 El Camino Real. Name of Public A eng cy Approving Project: City of Atascadero Name of Person or Agency Canning Out Proiect: Dale Anderson (applicant) (805)781-3092 ext. 4 Exempt Status: ❑ Ministerial (Sec. 15073) ❑ Emergency Project (Sec. 1507 (b) and (c)) ❑ Declared Emergency (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 15061.c) ® Categorically Exempt (Sec. 15303(d. c)) Reasons why Proiect is exempt: Class 32 (d,c) of the California Environmental Quality Act (CEQA) (Section 15332, In -Fill Development Projects) exempts projects that are consistent with the general plan, the site is not habitat for endangered species, and there will be no significant effects relating to traffic, noise, air quality, or water quality. Contact Person: Mathew Fawcett, Planning Technician (805)461-5000 ext. 2406 Date: April 25, 2007 Mathew Fawcett Planning Technician Attachment 3: Arborists Report A & T AR80R=STS ` r� P.O. BOX 1311 TEMPLETON, CA 53465 (603) 4340131 4-17-07 Dale Anderson JDR Real Estate Services, Inc. 1180 Marsh Street San Luis Obispo, CA 93406 This tree protection plan is in regard to the planned drainage pipe installation that will service the planned new bank in the Food 4 Less parking lot along El Camino Real in Atascadero, California. The runoff from the site will be collected and delivered via an 18 inch diameter pipe and directed to the existing catch basin along El Camino Real. There is a 30 inch diameter blue oak (Quercus douglasii) that will be slightly impacted from the new trenching. This particular tree appears stressed due to the extensive hardscape within the drip line. In order to mitigate the impacts due to the potential root loss, we recommend the following: • Trim the deadwood from the tree so proper healing can take place and slightly raise the canopy to avoid excavator damage during trenching • Apply Cambistat plant growth regulator that will assist the tree in root growth • Inject Arbor Fos fungicide/fertilizer prior to construction to aide overall tree health and pest resistance • Comply with monitoring requirements during trenching which include proper root pruning and airspading • Hand dig around large roots (>3") and route pipe underneath if grade allows It is the responsibility of the owner to provide a copy of this tree protection plan to any and 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. 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 � Attachment 3: Arborists Report 7 FF = 950.7 40 ir CAMINO Attachment as wssReport - q 2 00;3X,; § \�10 \)k M M � �¥0, in §2=,2: ® C �z }} ^ o¥ CA) § m 7 7) 3 � ^ \ , �j\ 0 \ 0 a2 m G7T¢ \ />E 0 Jff:2 q7 Cn T Z5 5-, ; E 2 /��� �� �- km X ■ � q o- a \�))f 0 > C § z§/t > 3 = %K- r $ ¢}* C) i / , m E o W \ .0 M - c � § 0 $ $ \ C 0 Fn 4§� ATTACHMENT 4: Draft Resolution PC 2007-0034 DRAFT RESOLUTION PC 2007-0034 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING PLN 2007-1191 AN AMENDMENT TO PRECISE PLAN 42-87 APN 056-041-046 (8380 El Camino Real / SESLOC Federal Credit Union) WHEREAS, an application has been received from Owner Romaldo Martin (1192 Fallon Road, Hollister, CA 95023-9411) and Applicant Dale Anderson (PO Box 12160, San Luis Obispo, CA 93406) to consider a project consisting of PLN 2007-1191 for a drive-through bank with a canopy over the drive up window at 8380 El Camino Real (APN 056-041-046; and, and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); WHEREAS, the site's current zoning district is Commercial Retail (CR); and, WHEREAS, Drive-through financial services are an allowed use in the Commercial Retail zone; and, WHEREAS, the project is Class 32 Categorically Exempt for Infill Projects in accordance with the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 1, 2007 studied and considered the PLN 2007-1191 and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been found Categorically Exempt under Class 32, Section 15332 of the California Environmental Quality Act. SECTION 2. Findings for approval of PLN 2007-1191. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 1, 2007 resolved to approve the PLN 2007-1191 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan EXHIBIT C: Landscape Plan EXHIBIT D: Floor Plans EXHIBIT E: Elevations EXHIBIT F: Color and Materials Board On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PLN 2007-1191 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning BL: Business License Services BS: Building 8380 EI Camino Real GP: Grading Permit Services PLN 2007-1191 BP: Building Permit FI: Final Inspection FD: Fire Department PD: Police TO: Temporary Department Occupancy CE: City Engineer F0: Final Occupancy WW: Wastewater FM: Final Map CA: City Attorney Planning Services 1. This conditional use permit shall be for a drive-through restaurant and FM PS associate site improvements as described on the attached exhibits and located on parcel 056-041-046 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to BP/FM PS, CE approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) BP/FM PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant shall defend, indemnify, and hold harmless the City of Ongoing Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. All exterior elevations, finish materials, and colors shall be consistent with BP PS the approved plans. 7. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, approved plans. CE 8. All landscape plans must incorporate drought tolerant and native plants. BP PS 9. Stucco shall be smooth finish or similar. BP PS 10. Color board to be submitted with building permits. Earth tone colors, BP PS subject to staff approval. Conditions of Approval / Timing Responsibility Mitigation /Monitoring Measure Mitigation Monitoring Program PS: Planning ServIres BL: Business License BS: Building 8380 El Camino Real GP: Grading Permit Services PLN 2007-1191 BP: Building Permit FI: Final Inspection FD: Fire Department PD: Police TO: Temporary Department Occupancy CE: City Engineer F0: Final Occupancy WW: Wastewater FM: Final Map CA: City Attomey 11. Applicant shall follow all of the Arborist's recommendations. Ongoing PS EXHIBIT B: Site Plan m ° y ■99 V �S D €z 1 Xp 7 O m , I x � U)m tNl q 'e F Site Plan II�►�li`t1Ht�f�; „,� New Credit Union .t�lljI 8380 El Camino Real Atascadero.CA EXHIBIT C: Landscape Plan ��,1!im X1130 .•........:.:4 •� @ 4 i o r- - 8 � l F g 1 Flip q tj S t j iit�E a !1i'•(1i1j!I(( I,jl �i,�((1�(1,,; *w TLe. CwrepWai PlanWg Men New Commercial Building T ' 1 , lil� T• c tll'I((111 1 ±! 111! t+l((•+ tt it (1yl IXtM iWrwrc Aylawerr awo..K u.n ima 8380 EI Camino Real Alascadero, CA I ii,1 ra°:crno ae�.es EXHIBIT D: Floor Plans / n iO t I � i l F l 1 J 17- -V /I ._m a� 1 • I ---- � E •tl i I� i s �• L •E e i II V �` n frJYnY �.sM n 1�� suer rtne Floor Plan s sena es.rr iE;l.14f � New Credit Union f F �E 8380 EI Camino Real t}{1�fI norwif. rm�,.,u.�m Atascadelo,CA i 1:?il�►�l�i��01 EXHIBIT E: Elevations m m q 2 X � 0 M J M m Y z m m m D [V% 4 V) o r— -- z � r �p a . Pt S jI•�}��3�{t%itji!MII met cmc Exterior Elmtiom r�+i�1i'Ej�►;lt�Ff�; New Credit Union � MWGmienin.4c. i jE;if� �*l 8380 El Camino Real •� -^ ^ t �` Fl1�`�•jj�,������ nnrouc r«. u�om Atascadero,CA 11 rl!{�l� m", EXHIBIT E: Elevations A PH MC. E X a y M ti M u m O m o i Z a I � iLMllY.'1491 ----- o f I z I w AlI P- 770 I I I I I _ /i �_ 6 I I�Ij�I+! I10 -3p 1 j .ki i,m Exlerior ELMUM uwtf unrC 11 New n; New Credit Union i j -�j I • cutin. IM. E..,.S—kc L.. lC•;�'E �I 8380 El Camino Real Err{�it{!,Ilr��fit rroiuwm --q u,aw Atascadero,CA EXHIBIT F: Color and Materials Board ITEM NUMBER: 4 DATE: 5-1-07 Atascadero Planning Commission Staff Report - Community Development Department 6849 San Gabriel Road Conditional Use Permit 2007-0205 / PLN 2007-1193 Oversize Accessory Structure (Monson) SUBJECT: The subject is a request to allow an existing non -permitted detached garage / shop to exceed 50% of the existing floor area of the primary residence. RECOMMENDATION: Staff Recommends: The Planning Commission adopt Resolution PC 2007-0035 to approve Conditional Use Permit 2007-0205 based on findings and subject to conditions of approval. Situation and Facts 1. Applicant / Owner: Jennifer and Eric Monson 6849 San Gabriel, Atascadero, CA 93422 Phone: 462-1504 2. General Plan Designation: Residential Estate (RE) 3. Zoning District: Residential Suburban (RS) 4. Site Area: Approximately 2.6 acres 5. Existing Use: Single Family Residence 6. Environmental Status: Class 3, Categorical Exemption 15303. DISCUSSION: Background The subject site is located in a residential zone with a 2,334 square foot single-family residence. Currently, the residence has one permitted barn (approximately 864 square feet) and one non -permitted detached accessory structure (1,882.6 square feet). The non -permitted accessory structure utilizes the existing dirt driveway with access taken from San Gabriel Road. Analysis The applicant is requesting an exception to the maximum allowable size of a detached accessory structure through a minor Conditional Use Permit. The total area of the detached -accessory structure is 1,882.6 square feet. According to the Atascadero Municipal Code (AMC 9-6.106(b)(2): The gross floor area of a detached accessory structure is not to exceed fifty percent (50%) of the gross floor area of the principal structure. Based on the County Assessor's residential building record, the principal structure contains 2,334 square feet in gross floor area. The allowable size for an accessory structure would therefore be limited to 1,167 square feet. The 1,882.6 square foot proposed structure will exceed the maximum allowable size by 715.6 square feet. In June of 2004, the City amended the accessory structure code to allow detached accessory structures to exceed 50% of the principal structure with the approval of a minor Conditional Use Permit. 9-6.106 Residential accessory uses: (d) Exceptions to Accessory Structure Standards. (1) Detached accessory structures that exceed size requirements are subject to the approval of a minor conditional use permit. Because the accessory structure was built without a permit, the owners will have to bring it up to code by getting rid of 715.6 square feet or apply for a building permit as an agricultural accessory structure. However, if approved by Planning Commission the accessory structure will not have to be changed and will be considered conforming as is. Staff has reviewed the site conditions and proposed garage plans. The proposed garage location and appearance is consistent with the single-family character of the property and surrounding neighborhood. General Plan Consistency Staff finds the proposed request to be consistent with Policy 2.1 of the 2002 General Plan as noted in the Land Use, Open Space and Conservation Element (LOC): Policy 2.1: Ensure that new development is compatible with existing and surrounding neighborhoods. Environmental Determination The project has been determined to qualify for a Class 3 Categorical Exemption under the provisions of the California Environmental Quality Act (CEQA section 15303; New Construction or Conversion of Small Structures). CONCLUSION: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this Staff Report. Staff finds that the proposed project as conditioned, meets the required findings necessary for Planning Commission approval. ALTERNATIVES: 1. The Commission may modify the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1: Vicinity and Zoning Map Attachment 2: Aerial View Attachment 3: Class 3 Categorical Exemption Attachment 4: Draft Resolution PC 2007-0035 Attachment 1: Vicinity and Zoning Attachment 2: Aerial View Attachment 3: Class 3 Categorical Exemption CITY OF ATASCADERO «`• , NOTICE OF EXEMPTION `s1 �Sa►n�, 6907 EI Camino Real Atascadero, CA 93422 805.461.5000 Date Received for Filing FROM: Mathew Fawcett, Planning Technician City of Atascadero 6907 El Camino Real Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code. Proiect Title: Conditional Use Permit 2007-0205 Project Location: 6849 San Gabriel Road, Atascadero, CA 93422, San Luis Obispo County Project Description: The project consists of permitting an existing non -conforming accessory structure that is over the normal size requirement located at a single family residence at 6849 San Gabriel Road. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Proiect: Jennifer and Eric Monson (applicant) (805)462-1504 Exempt Status: ❑ Ministerial (Sec. 15073) ❑ Emergency Rojcct (Sec. 1507 (b) and (c)) ❑ Dcclaed Eff=Mcy (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 15061.c) ® Categorically Exempt (Sec. 15303(d, e)) Reasons why project is exempt: Class 3 (d,e) of the California Environmental Quality Act (CEQA) (Section 15303, New Construction or Conversion of Small Structures) exempts accessory (appurtenant) structures including garages (e) and street improvements of reasonable length (d.) Contact Person: Mathew Fawcett, Planning Technician (805)461-5000 ext. 2406 Date: April 25, 2007 G �- Mathew Fawcett Planning Technician Attachment 4: Draft Resolution PC 2007-0035 DRAFT RESOLUTION PC 2007-0035 RESOLUTION OF THE ATASCADERO PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 2007-0205 / PLN 2007-1193 TO ALLOW A DETACHED ACCESSORY STRUCTURE THAT EXCEEDS FIFTY PERCENT OF THE GROSS FLOOR AREA OF THE PRINCIPAL STRUCTURE (6849 San Gabriel Road / Monson) WHEREAS, an application has been received from Jennifer Monson (6849 San Gabriel Road, Atascadero, CA 93422), applicant / property owner, to consider a request to allow a detached accessory structure that exceeds fifty percent of the gross floor area of the principal structure by 715.6 square feet; and, and, WHEREAS, the site's General Plan Land Use Designation is RE (Residential Estate); WHEREAS, the site's zoning district is RS (Residential Suburban); and, WHEREAS, a Class 3 Categorical Exemption, Section 15303, has been prepared for the project in accordance with the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, both oral and documentary, was admitted on behalf of said project; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 1, 2007 studied and considered the proposed Conditional Use Permit; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been found Categorically Exempt under Class 3, Section 15303 of the California Environmental Quality Act. SECTION 2. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 1, 2007, resolved to approve Conditional Use Permit 2007- 0205 / PLN 2007-1193 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan EXHIBIT C: Elevations EXHIBIT D: Floor Plan On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval Accessory Structure (CUP 2007-0205) Conditions of Approval / Timing Responsibility Notes Mitigation Monitoring Program /Monitoring PS:Planning Services BL: Business BS: Building Services Accessory Structure License FD: Fire Department CUP 2007-0205 GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer FI: Final Inspection WW: Wastewater TO: Temporary CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This Conditional Use Permit shall be for a 1,882.6 square foot BP PS detached garage located on parcel 054-131-004 (6849 San Gabriel Avenue), regardless of owner. 2. The approval of this use permit shall become final and effective for BP PS the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to that date, an appeal to the decision is filed as set forth in Section 9- 1.111(b) of the Zoning Ordinance. 3. Approval of this Conditional Use Permit shall be valid for twelve BP PS (12) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the applicant has received a building permit or applied for an extension of entitlement. 4. Approval of this Conditional Use Permit shall be consistent with Ongoing PS Atascadero Municipal Code Zoning Ordinance Sections 9-6.163 and 9-3.701. Any violations of the CUP shall be subject to review and reconsideration by the Planning Commission at a noticed public hearing. 5. All exterior elevations shall be consistent with Exhibit C. BP PS 6. The Community Development Department shall have the authority BP PS to approve minor changes to the project that address a construction design issue that is not substantive to the land use. 7. The property owner shall defend, indemnify, and hold harmless the Ongoing ALL 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 Conditional Use Permit. EXHIBIT B: Site Plan Accessory Structure (CUP 2007-0205) EXHIBIT C: Elevations Accessory Structure (CUP 2007-0205) EXHIBIT D: Floor Plan Accessory Structure (CUP 2007-0205) ,bONSON RESIDENCE SCOTT JAY SMABY .... ...... 11 .... 1p - 1 LK F1 ARCHITECT SHFOr N. ITEM NUMBER: 5 DATE: 5-1-07 Atascadero Planning Commission Staff Report - Community Development Department 8394 EI Camino Real Conditional Use Permit 2007-0212 / PLN 2007-1204 (Norton / McGrath) SUBJECT: The proposed project consists of an application for a Conditional Use Permit to establish an indoor storage yard within an existing building at 8394 EI Camino Real. RECOMMENDATION: Staff Recommends: Adopt Resolution PC 2007-0036 approving Conditional Use Permit 2007-0212 based on findings and subject to Conditions of Approval. Situation and Facts 1. Applicant / Representative: Michael G. McGrath, PO Box 1321, Atascadero CA, 93423 2. Owner: Geraldine Norton, 1520 Country Club Dr., Paso Robles, CA 93446 3. Project Address: 8394 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-041-032 4. General Plan Designation: Service Commercial (SC) 5. Zoning District: Commercial Service (CS) 6. Site Area: 0.695 acres 7. Existing Use: Auto repair service Analysis The site plan has been designed to meet the requirements of the Atascadero Municipal Code. The site is exempt from screening requirements for this specific project site because it is all located indoors. The site plan includes 27 paved, shared parking spaces located adjacent to and directly across from the proposed vehicle and equipment storage building. Access will be provided off of EI Camino Real with one driveway for ingress and egress. The proposed circulation meets the requirements of the City Engineer and Fire Marshal. .oyy�htkfb ''7*VW 0"IN67 79 pbtg I I f i tact 177 - tee..— ..—. ��—�----+x��—�—•- - —•-� :---- Findings �ySp a +n �3 nbPB •. 9668 G tl6[8 200Y31yN Stl�tl Proposed Site a, A Conditional Use Permit is required for all conditionally allowed uses to ensure compatibility with the surrounding neighborhood and mitigatable impacts such as traffic, noise, and overall project appearance. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals such as architectural design, site design, landscape, signage, and specific standards of the Zoning Ordinance. The Planning Commission must make the following five findings to approve 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 General Commercial designation of the General Plan. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance). Staff Comment: As conditioned, the project satisfies all conditional use permit provisions for a vehicle and equipment storage use. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed indoor -storage use 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 use is proposed in an already existing development. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. The project site is an existing site along a currently developed portion of EI Camino Real. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Environmental Determination CEQA exempt: Article 19. Categorical Exemptions, Class 1, Section 15301: Existing Facilities Conclusion The proposed project represents an allowable use in commercial development along EI Camino Real within the Service Commercial Zoning District. The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Mathew Fawcett, Planning Technician ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Aerial Attachment 3: Class 1, Categorical Exemption Attachment 4: Draft Resolution PC 2007-0036 Attachment 2: Aerial Attachment 3: Class 1, Categorical Exemption m I CITY OF ATASCADERO I is a u�7 NOTICE OF EXEMPTION 6907 EI Camino Real Atascadero, CA 93422 805.461.5000 Date Received for Filing TO: ® File FROM: Mathew Fawcett, Planning Technician City of Atascadcro 6907 El Camino Real Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code. Project Title: Conditional Use Pen -nit 2007-0212 Project Location: 8394 El Camino Real, Atascadero, CA 93422, San Luis Obispo County Project Description: The project consists of allowing the use of vehicle and equipment storage located at 8394 El Camino Real. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project Michael G. McGrath (applicant) Exempt Status: ❑ Ministerial (Sec. 15073) ❑ Emergency Project (Sec. 1507 (b) and (c)) ❑ Declared Emergency (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 15061.c) N Categorically Exempt (Sec. 15303(d, e)) Reasons why project is exempt: Class I of the California Environmental Quality Act (CEQA) (Section 15301, Existing Facilities) exempts the permitting or leasing of public or private structures or facilities involving no expansion of use beyond that existing at the time of the lead agency's determination. Contact Person: Mathew Fawcett, Planning Technician (805)461-5000 ext. 2406 Date: April 25, 2007 %1 T qle,, — Mathew Fawcett Planning Technician ATTACHMENT 4: Draft Resolution PC 2007-0036 DRAFT RESOLUTION PC 2007-0036 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2007-0212 / PLN 2007-1204 APN 056-041-032 (8394 El Camino Real / Norton) WHEREAS, an application has been received from Applicant Michael McGrath, (PO Box 1321, Atascadero CA 93423) and Property Owner Geraldine Norton (1520 County Club Dr., Paso Robles, CA 93446) to consider a project consisting of a Conditional Use Permit to establish a indoor -storage yard use (CUP 2007-0212); and, and, WHEREAS, the site's current General Plan Designation is Service Commercial (SC); WHEREAS, the site's current Zoning is Commercial Service (CS); and, WHEREAS, a Conditional Use Permit is required to establish a Vehicle and Equipment Storage use within the Commercial Service zone; and, WHEREAS, the proposed use is CEQA exempt: Article 19. Categorical Exemptions, Class 1, Section 15301. Existing Facilities; 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 Conditional Use Permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on May 1, 2007, studied and considered the Conditional Use Permit 2007- 0212, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project has been found Categorically Exempt under Class 1, Section 15301 of the California Environmental Quality Act. SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 1, 2007 resolved to approve the Conditional Use Permit 2007-0212 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval (CUP 2007-0212) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services 8394 El Camino Real BL: Business License BS: Building Services FD: Fire Department CUP 2007-0212 GP: Grading Permit PD: Police Department CE: City Engineer BP: Building Permit WW: Wastewater CA: City Attorney FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Planning Services 1. This conditional use permit shall be for a vehicle and equipment storage FM PS use located on parcel 056-041-032 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the authority to BP/FM PS, CE approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) months BP/FM PS after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. Phase II shall be constructed within 5 -years of this approval. Approval of Phase II shall expire at that time and become null and void, requiring a Conditional Use Permit amendment to reinstate. Any such proposal shall comply with all future zoning ordinances standards. 5. The applicant shall defend, indemnify, and hold harmless the City of Ongoing Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. Any subsequent Tentative Map and construction permits shall be consistent BP/FM PS, CE with the Master Plan of Development contained herein. 7. All vehicle storage is to be located within the structure as shown in Exhibit Ongoing PS B. No outdoor storage is to be located on site. EXHIBIT B: Site Plan 06.8 r 4 ueauotiusa eipruwroa � AZ 6 I adV � errs o��...ore esw saw o t3 F3aa6w soya x3a.n sane Proposed Site