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HomeMy WebLinkAboutPC_2006-06-20_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, June 20, 2006 — 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Beraud Vice Chairperson O'Keefe Commissioner Fonzi Commissioner Jones Commissioner Kelley Commissioner Porter Commissioner Slane 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 June 20, 2006 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 JUNE 6, 2006. 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 2099-1020/CUP 2005-0150/TTM 2006-0088 Owner: Eugene Barre, PO Box 776, Templeton, CA 93465 Project Title: Zone Change 2005-0097, CUP 2005-0150, TTM 2006-0088, Planned Development 25 Project 8255 San Andres Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 030-292-022 Project The proposed project consists of an application for a Zone Change, Conditional Use Permit, Description: and Tentative Tract Map for the construction of four new single-family duets on individual lots Description: that will be developed under the requirements of the Planned Development overlay #25. One existing home is to remain on-site. The existing home qualifies as a historic colony home. Nine native trees are proposed for removal. The project will take access off of San Andres Ave., full frontage improvements will be provided. Proposed General Plan Designation: Medium Density Residential Environmental 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 from Determination: 5/25/06 through 6/14/06 at 6907 EI Camino Real, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday. 3. PLN-2099-0671/TPM-2005-0079 SANTA YSABEL CONDO MAP Owners: David Graves, DLG Development, 4155 Carrizo Road, Atascadero, CA 93422 Royce Construction & Development, Inc., 10780 Vista Rd., Atascadero, CA 93422 Project Title: TPM 2005-0079: Condominium map to establish three airspace units Project 7195 Santa Ysabel Ave. Atascadero, CA 93422 Location- (San Luis Obispo County) APN 030-011-017 Project The proposed project consists of a condominium map to create 3 airspace condos on one Description: common lot. The site contains one existing house which is proposed to remain. All units will share access from Santa Ysabel Ave. The project will be served by City sewer. General Plan Designation: High Density Residential Zoning District: Residential Multi -Family -16 (RMF -16) Proposed Categorical Exemption; Class 3 Environmental Determination: City of Atascadero Planning Commission Agenda Regular Meeting June 20, 2006 Page 3 of 5 4. PLN-2099-0404/TTM-2005-0079 MADERA LANE CONDO MAP Owner: Royce Construction, Inc., Royce Eddings, 10780 Vista Road, Atascadero, CA 93422 Project Title: TTM 2005-0079: Condominium Map to establish four airspace units Project 5900 Madera Lane., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-151-061 Project The proposed project consists of a condominium map to create 4 airspace condos on one Description• common lot. The site contains one existing house which is proposed to remain. All units will Project share access from Madera Ct. The project will be served by City sewer. Description: General Plan Designation: High Density Residential Zoning District: Residential Multi -Family -16 (RMF -16) Proposed Categorical Exemption; Class 3 Environmental Determination: COMMUNITY DEVELOPMENT STAFF REPORTS 5. CONDITIONAL USE PERMIT 2004-0137 AMENDMENT, APPEARANCE REVIEW STUDY SESSION Owner: J. P. Patel, 3600 EI Camino Real, Atascadero, CA 93422 Project Title: Conditional Use Permit 2004-0137 Amendment Project 9700 EI Camino Real, Atascadero, CA 93422 Location: APN 056-081-032 (San Luis Obispo County) General Plan Designation: General Commercial Zoning District: Commercial Tourist Project Preliminary review of a proposed hotel building and associated improvements. Description: City of Atascadero Planning Commission Agenda Regular Meeting June 20, 2006 Page 4 of 5 6. PLN 2099-0922, ZCH 2005-0107, CUP 2005-0171, TTM 2004-0059 APPEARANCE REVIEW STUDY SESSION Owners: Gary & Mary Tharp, 5255 Traffic Way, Atascadero, CA 93422 Applicant: Jim Beck, 8665 Morro Road, Ste. E, Atascadero, CA 93422 Project Title: PLN 2099-0922, ZCH 2005-0107, CUP 2005-0171, TTM 2004-0059 Project 2865 Ferrocarril Road, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 049-022-011 General Plan Designation: SE (Suburban Estates) Zoning District: RS (Residential Suburban) Project A request for 6 lot subdivision of a 13.5 acre parcel with a Planned Development 16 overlay. Description: Chico Road would be extended to serve a cluster of five 1 -acre lots. An existing residence would remain on approximately 8 acres and would continue to take access off of Ferrocarril Road. The project proposes an open space area and an equestrian trail to access the Salinas River. Proposed A Mitigated Negative Declaration will be prepared for the project. Environmental Determination: COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT 7. COLONY SQUARE MIXED USE GRANARY TREE ADJOURNMENT The next regular meeting of the Planning Commission will be on July 18, 2006 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 June 20, 2006 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: 6-20-06 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting Tuesday, June 6, 2006 — 7:00 P.M. Vice Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner Jones led the Pledge of Allegiance. ROLL CALL Present: Commissioners Jones, Kelley, Porter, Slane and Vice Chairperson O'Keefe Absent: Commissioner Fonzi and Chairperson Beraud Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director David Athey, Associate Planner Kelly Gleason, Associate Planner Kerry Margason, Planning Technician Paul Tabone, Assistant Planner Callie Ford, and Recording Secretary Grace Pucci. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Jones and seconded by Commissioner Porter to approve the agenda. Motion passed 5:0 by a roll -call vote. PUBLIC COMMENT None PC Draft Minutes 06/06/06 Page 1 of 12 CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON MAY 16, 2006. 2. APPROVAL OF TIME EXTENSION ON CUP 2003-0106, EOC SHELTER Items pulled: Vice Chairperson O'Keefe, Item #2. Vice Chairperson O'Keefe asked for the following change to the Minutes of May 16, 2006: Page 4, 4t" paragraph under Public Comment, to read: Terry Hargrave stated several concerns with the project including: lack of a professional arberist landscape architect.... MOTION: By Commissioner Porter and seconded by Commissioner Slane to approve Item #1 as amended. Motion passed 5:0 by a roll -call vote. Item #2: Vice Chairperson O'Keefe asked for a brief report from staff before opening this item for public comment. Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. Vice Chairperson O'Keefe announced that the Commission had received a letter from the residents of Santa Cruz Road stating their concerns. (Exhibit A) PUBLIC COMMENT Lillian Judd, Planning Director Economic Opportunity Commission (EOC) responded to the concerns raised by the residents Santa Cruz Road. The EOC's response to those concerns was submitted in writing (Exhibit B). Jim Patterson, County Supervisor 5t" District, stated he serves on the Board of Commissioners of the EOC and explained how they have been working towards the establishment of this shelter. Supervisor Patterson spoke about the Homeless Enumeration Study and in support of the extension. Ken Johnson stated he has served on the Head Start and EOC boards and was a resident of the homeless shelter for two months. He spoke in support of keeping the process going as it is a good program that helps those in need. Jodi Smith, Interim Director of EOC Homeless Services, spoke about the EI Camino Homeless Organization (ECHO) shelter and the safety and help it provides to the homeless, and urged approval of the extension. PC Draft Minutes 06/06/06 Page 2 of 12 Linda Gaust, Vice President ECHO Board if Directors, thanked the Planning Commission and the city for the help they have given in past and asked for the CUP extension so they can continue to provide a home for those in need in the north county. Stacy Lowe, EOC Case Manager of Homeless Services, introduced four clients of the ECHO shelter who wished to speak in support of the services they have received. Amanda Esquirl spoke about staying at the shelter and the safety it provides. Bria Panos stated he didn't know what she would have done without the shelter, and that they helped her to turn her life around. Holly Molinari spoke about how the shelter has provided her with food, shelter and help. Lashelle Townsend stated she was grateful for the shelter and the services ECHO and EOC offer. She thinks the shelter should stay for people like her who find themselves in need of housing because of an accident or other problems in their lives. Fran Conklin, Volunteer Board Commissioner for EOC specifically representing the low income people of Atascadero, spoke of the changes she has seen in Atascadero and the difficulties her clients face with a limited income and few job opportunities. Paul Wolfe, EOC Commissioner, thanked the Planning Commission for their original permit, and explained the reasons for the delays they have encountered. Anita Robinson, Secretary/Treasurer of the EOC Board, spoke in support of the shelter and stated they are committed to this project and will continue to be so. Biz Steinberg, Chief Executive Officer of EOC, expressed their thanks for the city's support in the past and asked for the one year extension. Vice Chairperson O'Keefe closed the Public Comment period. Ex Parte Communications ■ Commissioner Jones stated he had spoken with Biz Steinberg and Lillian Judd tonight before the meeting. MOTION: By Commissioner Kelley and seconded by Commissioner Jones to adopt Resolution PC 2006-0056, thereby approving a one-year Time Extension of Conditional Use Permit 2003-0106 in compliance with Section 9-2.118 of the Atascadero Municipal Code. Motion passed 5:0 by a roll -call vote. PC Draft Minutes 06/06/06 Page 3 of 12 COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT 2006-0091, ATASCADERO CREEK Owner• Atascadero Unified School District, 5601 W. Mall, Atascadero, CA 93422 Applicant City of Atascadero Public Works Department, 6907 EI Camino Real, Atascadero, CA 93422 Certified A&T Arborists, P O Box 1311, Templeton, CA 93465 Arborist: Project Title TRP 2006-0091(Atascadero Creek Bank Restoration/ City of Atascadero) Project Creek Bank behind Atascadero City Hall, 6907 EI Camino Real, Atascadero, CA 93422 Location APN:029-361-003 Project A request to remove nine existing native trees: eight (8) native Black Walnut trees totaling 102.5 Description inches (dbh) and one Coast Live Oak tree totaling 49 inches (dbh), for the restoration of Atascadero Creek. Planning Technician Paul Tabone gave the staff report and answered questions of the Commission. PUBLIC COMMENT Chip Tamagni, A&T Arborists, referred to a specific large live oak tree and stated he had understood it would not need to be removed but was going to be saved. Community Development Director Warren Frace checked the plan and stated that the live oak tree (#150) will not be coming out and that current impact is 14 black walnut trees for a total of 181 dbh inches that would be requested for removal with no removals of live oak trees. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Porter and seconded by Commissioner Kelley to adopt Resolution PC 2006-0055 to approve the request to remove 14 native trees subject to the guidelines and mitigation required by the Atascadero Municipal Code and Native Tree Ordinance. Motion passed 5:0 by a roll -call vote. PC Draft Minutes 06/06/06 Page 4 of 12 4. TREE REMOVAL PERMIT 2006-0084, KUDEN Owner: John Kuden, 2095 Valle Vista, San Luis Obispo, CA 93405 Certified A&T Arborists, P O Box 1311, Templeton, CA 93465 Arborist: Project Title TRP 2006-0084 Project 9380 Mountain View Dr., Atascadero, CA 93422 Location APN:056-322-024 Project A request to remove two existing native trees: one (1) Live Oak tree and one (1) Blue Oak tree, Description and account for the non -permitted removal of a 36" Coastal Live Oak tree for the development of a single-family residence. Planning Technician Paul Tabone gave the staff report and answered questions of the Commission. PUBLIC COMMENT Chip Tamagni, applicant's arborist, spoke about the site and explained why the Coastal Live Oak was removed. He asked that the city forgo the fee for that tree and answered questions of the Commission. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Slane to adopt Resolution PC 2006-0023 to approve the request to remove two native oak trees, and approve the previous non -permitted removal of a native oak tree subject to the guidelines and mitigation required by the Atascadero Municipal Code and Native Tree Ordinance. Motion passed 5:0 by a roll -call vote. Vice Chairperson O'Keefe requested a reconsideration of the Motion to allow the addition of a condition of approval to read that the exposed trench shall be photo documented by the arborist. The maker of the motion, Commissioner Kelley, and the second, Commissioner Slane agreed to reconsider the motion to add the requested condition. MOTION: By Commissioner Kelley and seconded by Commissioner Slane to adopt Resolution PC 2006-0023 to approve the request to remove two native oak trees, and approve the previous non -permitted removal of a native oak tree subject to the guidelines and mitigation required by the Atascadero Municipal Code and Native Tree Ordinance and that the PC Draft Minutes 06/06/06 Page 5 of 12 exposed trench shall be photo documented by the arborists for the final occupancy letter. Motion passed 5:0 by a roll -call vote. PUBLIC HEARINGS 5. TTM 2004-0061/PLN 2099- 0581 (CONTINUED FROM 5-16-06) Applicant• Rancho De Paraiso LLC, 6465 Alta Pradera Ln, Atascadero, CA 93422 Project Title: TTM 2004-0061, Subdivision of 2 lots Project 6750 San Gabriel Road, Atascadero, CA 93422 Location• (San Luis Obispo County) APN 054-191-035, 036 Project The project consists of an application to subdivide an existing lot of record. The original 8.41 Description: acre parcel is to be divided into separate lots, one totaling 3.56 acres gross and the other totaling 4.85 acres gross. No native trees are proposed for removal with the subdivision of this land and both parcels will take access off San Gabriel Road. General Plan Designation: RS Zoning District: RE 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. Associate Planner Kerry Margason gave the staff report and answered questions of the Commission. Ex -Parte Communications ■ Vice Chairperson O'Keefe stated she had walked the site with the applicant's engineer (Jim) and Associate Planner Kerry Margason several weeks ago and asked many questions. PUBLIC COMMENT Ken Wilson, applicant's representative, explained why the building envelope was created and answered questions of the Commission. Mr. Wilson raised several issues including width of the driveway, and the septic area in relation to the building envelope. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Porter to adopt Resolution PC 2006-0049 certifying Mitigated Negative Declaration 2005-0029 and approving Tentative Tract Map 2004-0061 (Tract 2694) to establish two (2) residential lots on an existing legal lot of record based on findings and PC Draft Minutes 06/06/06 Page 6 of 12 subject to Conditions of Approval and with the following additions: 1. Condition No. 8, page 104 to read: All buildings constructed on Parcel 2 shall be within the building envelope as shown on the Tentative Tract Map, inolud�I�g senor tanks leash fields and expansion area. 2. Driveway requirement shall read: the paved portion of the driveway will be 16 feet. 3. Remove item #37 for the additional water meter request from the Atascadero Mutual Water Company. 4. Creation of a second open space easement 5. When the house is constructed that they make a point of avoiding and saving tree #29, a blue oak. 6. Condition No. 15 revised to read: ...Any tree removals, including the prenecererm oval of one 2" native t with a total net of 24 dbh shall be approved by the Planning Commission prior to issuance of any construction permits. Motion passed 5:0 by a roll -call vote. Vice Chairperson O'Keefe recessed the hearing at 8:29 p.m. Vice Chairperson O'Keefe called the meeting back to order at 8:35 p.m. 6. AMENDMENT TO CUP 2003-0089/TTM 2004-0050/PLN-2099-0221 (CONTINUED FROM 5-16-06) Applicant: Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 Project Title: Amendment to CUP 2003-0089/TTM 2004-0050 Project 7955 Curbaril Ave., Atascadero, CA 93422 Location: APN 031-161-024 Project The proposed project consists of an Amendment to the Master Plan of Development for the Description: Curbaril Business Park to allow the construction of a bank building on the corner of Curbaril and Morro Rd. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional (CP) Proposed Environmental Consistent with the previously certified Mitigated Negative Declaration. Determination: Commissioner Porter stepped down from consideration of this item stating the developer of this project has had prior conversations with his employer, Heritage Oaks Bank Corp. For the record he noted that there are no current contracts signed or PC Draft Minutes 06/06/06 Page 7 of 12 current plans drawn for the bank, however, he thinks it is in the best interest of the public for him to step down. Associate Planner Kelly Gleason gave the staff report. PUBLIC COMMENT Jamie Kirk, applicant's representative, gave a presentation on the project and answered questions of the Commission. Vice Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Kelley and seconded by Commissioner Jones to adopt Resolution PC 2006-0051 approving Conditional Use Permit 2003-0089 Amendment subject to conditions of approval and mitigation monitoring, and; adopt Resolution PC 2006-0052 approving Tentative Tact Map 2004- 0050 Amendment, subject to conditions of approval and mitigation monitoring. Motion passed 4:0 by a roll -call vote. (Porter abstained) Vice Chairperson O'Keefe stated for the record that she voted yes because it is in compliance with the city ordinances, but she doesn't like drive-thrus. Commissioner Porter rejoined the meeting. PC Draft Minutes 06/06/06 Page 8 of 12 7. TPM -2005-0077 PLN -2099-0204 Owner: Sidney G. Moses, 8100 Coromar Avenue, Atascadero CA 93422 Project Title: TPM 2005-0077, Minor subdivision on >20% slopes Project 8100 Coromar Avenue, Atascadero, CA 93422 Location: (San Luis Obispo County) APN 056-091-029 Portion of Lot 15A Block 7 Atascadero Colony Project The project consists of an application to subdivide an existing 1.49 acre lot into two (2) lots Description: containing 0.50 acres and 0.74 acres. The site contains several native oak trees, an existing single family residence located toward the rear of the property, two sheds and a pool. Existing improvements will be retained on proposed Parcel 1 consisting of 0.74 acres. The proposed undeveloped Parcel 2 contains a 23.4% average slope with a 16.7% average slope within the proposed building envelope. Future access and development of a single family residence for Parcel 2 will impact approximately ten (10) native oak trees and result in the removal of six (6) Live Oaks (approximate). Parcel 2 will have access to Coromar Avenue by an access easement located on Parcel 1. The subject site is within a sewer service area. General Plan Designation: SFR -X Zoning District: RSF-X Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is Environmental proposed. The certified Mitigated Negative Declaration is available for public review at 6907 Determination: EI Camino Real, Community Development Department from 8:00 a.m. to 5:00 p.m., Monday through Friday. Assistant Planner Callie Ford gave the staff report and answered questions of the Commission. PUBLIC COMMENT Eric Gobler, applicant's engineer, stated the applicant supports the condition for the driveway width at 20 feet instead of 24 feet. Mr. Gobler answered questions of the Commission. Sidney Moses, applicant, answered questions of the Commission. Vice Chairperson O'Keefe closed the Public Comment period. Vice Chairperson O'Keefe stated she believes there was a good reason for not approving the subdivision 10 years ago, and that the same conditions exist now. She remarked that this is a weird shaped lot that is currently a flag lot and there is very little space there, so she cannot support the subdivision. MOTION: By Commissioner Slane and seconded by Commissioner Porter to adopt Resolution PC 2006-0054 certifying the proposed Mitigated Negative Declaration 2006-0011 and approving Tentative Parcel Map 2005-0077 (AT 05-0330), a request to subdivide one lot totaling 1.49 acres into two (2) parcels containing 0.50 acres and 0.74 acres each, based on PC Draft Minutes 06/06/06 Page 9 of 12 findings and subject to conditions, and giving the applicant the option to drop the driveway to 16 feet of paved surface with one foot of base on one side and four feet of base on the other. Motion passed 4:1 by a roll -call vote. (O'Keefe opposed) 8. TPM-2005-0081/PLN-2099-0453 Owner: J. Kelly and Theresa M. Farris, 4680 Shadow Canyon Rd., Templeton, CA 93465 Applicant: Chris Seaberg, 2165 Wilton Dr., Cambria, CA 93428 Project Title: TPM -2005-0081 Project 7255 Navajoa Ave., Atascadero, CA 93422 Location: (San Luis Obispo County) APN 031-051-009 Project A proposed condominium map over an existing lot of record to create two airspace units on one Description: common lot. The existing residence and attached garage would remain and be converted to a condominium unit. An additional single story residence and attached garage is proposed. Proposed Categorical Exemption; Class 3 Environmental Determination: Assistant Planner Callie Ford gave the staff report and answered questions of the Commission. PUBLIC COMMENT Chris Seaberg, applicant, addressed concerns raised by the Commission. He asked about Condition No. 15 and suggested using either a stain or in -color process for the concrete on the existing driveway, and additionally asked that Condition No. 61 be removed. Vice Chairperson O'Keefe closed the Public Comment period. Vice Chairperson O'Keefe commented that this is in effect a defacto lot split, and as the applicant is receiving a benefit she would like to see 1) a professional landscape plan, 2) the same quality and type of windows in both houses and 3) another window of decent size added on one of the sides. MOTION: By Commissioner Porter and seconded by Commissioner Kelley to adopt Resolution PC 2006-0053 approving Tentative Parcel Map 2005-0061 (AT 05-0316), a request to establish two airspace units on one common lot, based on findings and subject to conditions, and to allow, according to Condition No. 15, that stained concrete will suffice as one of the PC Draft Minutes 06/06/06 Page 10 of 12 improvements to the concrete, that condition No. 61 be removed, and to leave it to staff's discretion to look at the possibilities and speak with the applicant as to the possibilities of adding more windows. Motion passed 4:1 by a roll -call vote. (O'Keefe opposed) Commissioner O'Keefe stated for the record that she had voted no because the additional conditions she requested for landscaping and similar windows were not included. COMMISSIONER COMMENTS AND REPORTS 9. APPEALS OF PLANNING COMMISSION DECISIONS TO CITY COUNCIL THE PLANNING COMMISSION WILL DISCUSS THE CITY'S CURRENT POLICY THAT ALLOWS INDIVIDUAL COMMISSIONERS TO APPEAL DECISIONS TO THE CITY COUNCIL WITHOUT A FEE. Commissioner Kelley explained that he would like to see the Planning Commission agree to a new policy or procedure that if any Commissioner would like to appeal a decision to the City Council, that it is done as a Commission on a majority vote and not as individuals. Commissioner Slane stated that an individual Commissioner should be able to appeal a decision without the consensus of the entire commission. He thinks this would layer things, taking too long to get something decided. Commissioner Jones indicated that he does not agree that Commissioners should have a free pass to appeal any time they want, as he thinks it erodes the process. He would like to think that Planning Commissioners can speak to a City Council Member and request that person appeal a decision. Commissioner Porter agreed that it would be better to go through a Council Member to get an appeal done as this would provide a checks and balance system to ensure that the appeal is worthy. He doesn't think Commissioners should have a free ride to appeal anything. Vice Chairperson O'Keefe indicated that she does her homework and tries to follow the ordinances rather than voting on the basis of opinion and feelings, and if she doesn't think that the findings have been met she would like to retain the right to appeal. She does not think this position erodes the process and she can see no need for a change. As there is a currently existing policy for appeals, she would like to have the City Attorney weigh in on this. The Commissioners agreed that this discussion should be put on hold until all Commissioners are present. PC Draft Minutes 06/06/06 Page 11 of 12 MOTION: By Commissioner Jones and seconded by Commissioner Porter to continue this item to the meeting of July 18, 2006 and if all Commissioners are not present at that meeting the item will be continued again, unless it is a commissioner who participated this evening and who's opinion was clearly stated. Motion passed 5:0 by a roll -call vote. Commissioner Jones asked if the Commissioner Ethics training has been scheduled. Director Frace stated he had not heard from the City Attorney yet, but would find out. DIRECTOR'S REPORT Community Development Director Warren Frace reported that the July 4th meeting has been cancelled, and reviewed the agenda for the June 20th meeting. He stated that the City Council met for their Strategic Planning and decided to hold a special election in November for the vacant seat on the Council, and decided not to broadcast Planning Commission meetings but rather to improve the process of making CD versions available to the public. The Council also discussed the rules for design review and uses in the downtown zone, and that will probably be coming back to the Planning Commission with a change to the code requiring additional conditional use permits for new building construction and offices in the downtown. Director Frace reviewed the progress for Colony Square. ADJOURNMENT Vice Chairperson O'Keefe adjourned the meeting at 9:53 p.m. to the next regularly scheduled meeting of the Planning Commission on June 20, 2006. MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following Exhibits are available for review in the Community Development Department: Exhibit A — Letter to the Planning Commission from residents of Santa Cruz Road Exhibit B — EOC's response to letter from residents of Santa Cruz Road PC Draft Minutes 06/06/06 Page 12 of 12 ITEM NUMBER: 2 DATE: 6-2n-nf; Atascadero Planning Commission Staff Report - Community Development Department San Andres Planned Development #25: ZCH 2005-0097/CUP 2005-0150/TTM 2005-0088 (Barre) RECOMMENDATIONS: Staff Recommends Planning Commission: 1. Adopt Resolution PC 2006-0058 recommending the City Council certify Proposed Mitigated Negative Declaration 2006-0019; and, 2. Adopt Resolution PC 2006-0059 recommending the City Council introduce an ordinance for first reading by title only, to approve Zone Change 2005-0097 based on findings; and, 3. Adopt Resolution PC 2006-0060 recommending the City Council approve Conditional Use Permit 2005-0150 (Master Plan of Development) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution PC 2006-0061 recommending the City Council approve Vesting Tentative Tract Map 2006-0088 based on findings and subject to Conditions of Approval and Mitigation Monitoring. ITEM NUMBER: 2 DATE: F-gn-nF REPORT -IN -BRIEF: The proposed project consists of a Zone Map Amendment to establish a Planned Development Overlay Zone #25 on the subject site with a corresponding Master Plan of Development (CUP) and vesting Tentative Tract Map that would allow a 5 -unit residential planned development. The project site is currently developed with a single- family residence that has been identified as a Colony Home. DISCUSSION: Situation and Facts: 1. Applicant / Representative: Gene Barre. PO Box 776 Templeton, CA 93465 2. Project Address: 8255 San Andres (APN 030-292-002) (San Luis Obispo County). 3. General Plan Designation: MDR (Medium Density Residential) 4. Zoning District: RMF -10 (Residential Multi -family - 10) 5. Site Area: 0.731 acres 6. Existing Use: single-family residence 7. Environmental Status: Proposed Mitigated Negative Declaration 2006-0019 Background Surrounding Land Use and Setting: North: Residential Suburban South: Residential Multi -family ITEM NUMBER: 2 DATE: g_20_Og East: Residential Suburban West: Residential Suburban Project Site , RMF- ` R ,� rw a \� The project site is within the Medium Density Residential General Plan land use designation and is zoned Residential Multi -Family -10, which allows for a maximum density of 10 units per acre. The properties along San Andres Avenue in the vicinity of the project site are developed with single-family residences and multi -family developments. ANALYSIS: The proposed site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Four new attached units are proposed on the project site. The units provide 1,020 square - feet of living space with a minimum one car attached garage. 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. ITEM NUMBER: 2 DATE: 6-2n-nF; Appearance Review Site Plan. Circulation. and Parkin The proposed project includes four attached units and one existing Colony Home. The four new units are arranged off of a shared parking courtyard as required by the PD #25 overlay zone. The proposed development is also adjacent to a creek channel. Although not identified as a blue -line creek, the project is designed to allow a minimum 70 -foot setback from the creek bank and has been designed to reduce impacts to existing native trees within the riparian zone. Based on the PD #25 parking requirements, a minimum of two parking spaces are required per lot with a minimum of two guest parking spaces provided within the project. The proposed site plan provides a one car garage for each new unit with parking for one additional car in the driveway. A new two -car garage is proposed for the existing house. The two guest parking spaces are located outside the front setback area and will provide two parallel spaces adjacent to the shared access drive. The placement of the guest parking is not ideal as they will be viewed from the San Andres frontage, however, based on the proposal to maintain the existing Colony Home and the environmental constraints posed by the creek area, staff is recommending this configuration be approved for this project. Full frontage improvements will be constructed along the San Andres right-of-way. Architecture, Materials, and Color The proposed duplex units are designed with colony style elements and include horizontal siding on all four elevations, paired hung style windows, and shingle accents in each gable roof. The units have been designed with one car garages to minimize the appearance of the garages and each garage is recessed from the front entry of the unit. Landscape Design The preliminary landscape plan has been designed to retain existing mature native oak trees and enhance site elements. Proposed landscaping includes drought tolerant shrubs and accent plants. Street trees are provided along the San Andres frontage and throughout the shared parking court. The applicant is proposing to save an existing oak tree adjacent to the shared driveway. A mitigation deposit will be required for this tree. Should the tree require removal, additional landscaping will be required along the property line. ITEM NUMBER: 2 DATE: a_gn_nF Native Tree Mitigation/Preservation A tree removal application for nine native oak trees is included with the proposed development. A condition of approval has been included requiring the applicant to pay mitigation fees into the Tree Replacement Fund or provide equivalent re -plantings on site, as required by the Atascadero Native Tree Ordinance and as shown in the following chart (Condition CUP 20). Evergreen Native Trees (inches) Deciduous Native Trees (inches) I Totals dbh notes dbh notes 1 12 -inches 1 23 -inches 2 22 -inches 2 23 -inches 3 9 -inches 3 18 -inches 4 13 -inches 4 5 5 -inches 5 6 22 -inches 6 Total 83 -inches Total 64 -inches Mitigation Requirement req'd tree replacements: 28 five gal trees req'd tree replacements: 43 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 box trees (24") 0 box trees (24") Remaining Mitigation 28 five gal trees Remaining Mitigation 43 five gal trees Tree Fund Payment: $ 1,383.33 Tree Fund Payment: $ 2,133.33 Site Drainage 147 -inches 70 five gal trees 0 five gal trees 0 box trees (24") 70 five gal trees $ 3,516.67 Historically, the site drains to the rear of the project site. The project is designed to maintain historic flow all flows will be filtered and dissipated prior to release into the creek area. Wastewater Sanitary sewer will be connected to existing sewer facilities in San Andres Avenue. 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 ITEM NUMBER: 2 DATE: s -20-M; 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 (Conditions CUP 17 and 18/ TTM 8 and 9). 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 (Condition CUP 13, 14/TTM 11, 12). Project Benefits One of the required findings for approval of a planned development rezone is the project must "offer certain redeeming features to compensate for the requested modification." The table shown below outlines the Council policy on Planned Development benefits. In order to approve this project, the Planning Commission must find that the project offers all of the tier 1 benefits to qualify for a Planned Development project. 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 Tentative Tract Map A five lot Tentative Tract Map (TTM 2006-0088) is proposed as part of the project consistent with the proposed Master Plan of Development and proposed PD -25 Overlay Zone. The Tract Map has been conditioned by staff and the City Engineer to meet all City standards including on- and off-site street improvements. The applicant will be required to record CC&R's with the map that will include maintenance and access of common areas (Condition CUP 19/TTM 10). General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: ITEM NUMBER: 2 DATE: 6_2MIS 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". Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees". In staff's opinion the proposed project is consistent with the goals and policies of the Land Use Element and the Housing Element. The project will provide five single-family residential units within the medium -density residential zone. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding residential neighborhood and the goals and policies of the General Plan. Findings Planned Development Overlay 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) A Master Plan of Development is required for the Planned Development in the form of a Conditional Use Permit. The proposed Master Plan of Development sets development standards related to architectural design, site design, landscape, signage, and specific ITEM NUMBER: 2 DATE: s -20-M; development standards required by the zoning ordinance. The Planning Commission must make the following five findings to recommend approval of the proposed Master Plan of Development: 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, 1.1.7, 2.1, and Housing Element Policy 4.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the Planned Development Ordinance. Staff Comment: As conditioned, the project satisfies all Conditional Use Permit and Planned Development zoning code provisions. 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 residential development will not be detrimental to the general public or working person's health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The proposed project is compatible with the surrounding neighborhood by providing a higher density residential development that includes high quality architecture and preserves the existing on-site Colony Home and creek area. 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 and as proposed by the applicant. ITEM NUMBER: 2 DATE: 6-2n-nf; Tree Removals 1. The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City ■ Consideration of practical design alternatives ■ Provision of cost comparisons (from applicant) for practical design alternatives ■ If saving tree eliminates all reasonable uses of the property ■ If saving the tree requires the removal of more desirable trees Proposed Environmental Determination A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public on May 25, 2006. The environmental analysis identified concerns regarding potential impacts to aesthetics, land use and planning, noise, biological resources, and traffic. Mitigation measures pertaining to these resources 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. Conclusion In staff's opinion, proposed development is consistent with the General Plan and compatible with the surrounding neighborhood. The project incorporates appearance review of architectural design, materials, and landscaping, and incorporates architectural themes into the site and building design, as conditioned. Native trees have been preserved where feasible and required conditions and mitigation measures have been appropriately incorporated into the project. As analyzed within the project Initial Study and Draft Mitigated Negative Declaration, the proposed Master Plan of Development would have no significant environmental impacts and will not be detrimental to the general public or working persons health, safety, or welfare. Based on staff's analysis in the preceding sections, it appears all of the required findings for project approval can be made. ITEM NUMBER: 2 DATE: 6-2n-nF; ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval for the project to the City council. 2. The Commission may determine 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 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. The Commission should specify the reasons for denial of the project and recommend an associated finding with such action. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Location, General Plan, and Zoning Map Attachment 2: Arborist Report Attachment 3: Proposed Mitigated Negative Declaration and Initial Study Attachment 4: Draft Resolution 2006-0058 Attachment 5: Draft Resolution 2006-0059 Attachment 6: Draft Resolution 2006-0060 Attachment 7: Draft Resolution 2006-0061 ITEM NUMBER: 2 DATE: a-,7n-nF Attachment 1: Location Map, General Plan and Zoning Existing ani - Medium Density Residential - Residential Multi -family - 10 Proposed Designation: - Medium Density Residential - Residential Multi -Family -10/ PD 25 ITEM NUMBER DATE: 6-20-06 Attachment 2: Arborist Report A&FOP P.O. BOX 1311 February 23, 2006 Gene Barre P.O. Box 776 Templeton, CA 93465 Re: Development at 8255 San Andres Avenue Atascadero, CA. RECEIVED APR 0 4 2006 COMMUNITY DEVELOPMENT This report is in regards to the proposed lot development listed above. Seven native live oak trees (Quercus agrifolia) and two native valley oak trees (Quercus lobata) need to be removed for this project, city removal request attached. Please see the specific mitigation recommendations on the attached spreadsheet. To minimize impact to the roots and trunks we suggest that a certified Arborist be on site to observe the excavation within the drip -line of the remaining native trees if monitoring is required. The owner shall be solely responsible in providing a copy of this tree protection plan to any contractors that need to encroach within the tree protection fencing/drip-line of any native trees. The owner shall have all contractors sign this report to acknowledge the mitigation measures necessary to preserve the native trees. The following mitigation measures/methods must be fully understood and followed by anyone working within the tree protection fencing/drip-line of any native tree. Any clarification of this report will be provided by the arborists upon request. 1. Fencing: The proposed fencing is highlighted in orange on the grading plan. It must be a minimum of 4' high chain link, snow or safety fence staked at the drip -line or line of encroachment for each tree or group of trees. The fence must be up before any construction or earth moving begins. The owner shall be responsible for maintaining an erect fence throughout the construction period. The arborist(s), upon notification, will inspect the fence placement once it is erected. This is mandatory for this project. 2. Soil Aeration Methods: Soils under the drip -lines that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include water jetting, adding organic matter, and boring small holes with an auger (18" deep, 2-3' apart with a 24" auger) and the application of moderate amounts of nitrogen fertilizer. The arborist(s) shall advise. 3. Chip Mulch: All areas within the drip -line of the trees that cannot be fenced shall receive a 4-6" layer of chip mulch to retain moisture, soil structure and reduce the effects of soil compaction. 4. Trenching Within the Drip -line: All trenching under the drip -lines of native trees shall be hand dug, augured, bored or air spade. All major roots shall be avoided whenever possible. All exposed roots larger than l" in diameter shall be clean cut with a sharp pruning tool and not left ragged. Steven Alvarez Certified Arborist #WE 0511 (805) 431-2581 Chip Tamagni Certified Arborist #WE 6436-A (805) 431-2602 ITEM NUMBER DATE: 6-20-06 Attachment 2: Arborist Report 5. Grading Within the Drip -line: Grading should not encroach within the drip -line. Ii grading is necessary, construction of retaining walls or tree wells or other protection measures may be necessary to insure the survivability of the trees. Chip mulch 4-6" in depth may also be required in these areas. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. 6. Exposed Roots: Any exposed roots shall be recovered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re -buried. 7. Paving Within the Drip -line: Pervious surfacing is preferred within the drip -line of any oak tree. Arborist(s) will advise. 8. Equipment Operation: Vehicles and all heavy equipment shall not be driven under the trees, as this will contribute to soil comp action. 9. Existing Surfaces: The existing ground surface within the drip -line of all oak trees shall not be cut, filled, compacted or pared. The exception will be adding base on the edge of the existing driveway. 10. Construction Materials and Waste: No liquid or solid construction waste shall be dumped on the ground within the drip -line of any oak tree. 11. Arborist Monitoring: An arborist shall be present for selected activities (trees identified on spreadsheet) and pre -construction fence placement. The monitoring does not necessarily have to be continuous but observational at times during the above activities. All trees potentially impacted by this project are numbered and identified on both the grading plan and the tree protection spreadsheet. Some trees may not have been identified on the spreadsheet because other identified trees adjacent to the construction zone inherently protect them. The included spreadsheet includes trees listed by number, species and multiple stems if applicable, diameter and breast height (4.5% condition (scale from poor to excellent), status (avoided, impacted, removed, exempt), percent of drip line impacted, mitigation required (fencing), construction impact (house, road, etc.), and individual tree notes. Please let us know if I can be of any future assistance to you for this project. Steven G. Alvarez Certified Arborist #WE -05I IA Chip Tamagni Certified Arborist #WE -6436A ITEM NUMBER DATA 6200 Attachment 2: as !Report Lu j =m % % �k } / \ \ m m � \ \ \j �° §§ \} 2 * ¥ » ¥ » ¥ » ¥ * ± ) k§ ( \ k L ° � � _ _ � )[_& % \ UJ Lu o$fo § I& 2 2 2 2 »>w ±9[$ \§(2$ ~ « f r e e a (/°)� z« d a e o R R 9 0 o G% G a e o 0 0 0 )((§® °° ° S$ 6& o 0 0 0 0 0 6& ((§§§\ ® » } / / / / \ / / / / / \ / / / m / $ w / / 2 /mor a § ) - � - - I � � � � ± z - - - - uQ ;! « §§ r r� m«� e m r< a m e ) r ee( Z §\) ®)2 ^ §�> § a m a o m w r= e ms a r m w o 0 ���§\7 ) a w� }�(E§§ m§ o 0 0 0 0 0 0 0 0 0 0 0 0 0 0000 / / > > > > > > _ > > gym\§CIA r! §§r§/ (� _ C14 # LOW I- CO M � � C14 � � LO CD I- CO ITEM NUMBER DATE: 6-20-06 Attachment 3: Proposed Mitigated Negative Declaration and Initial Study See Following ITEM NUMBER: 2 DATE: 13-20-M ATTACHMENT 4: Draft Resolution PC 2006-0058 Approval of Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2006-0058 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2006-0019 PREPARED FOR ZONE CHANGE 2005-0097, TENTATIVE TRACT MAP 2006-0088 AND CONDITIONAL USE PERMIT 2005-0150 ON APN 030-292-022 (8255 San Andres/Barre) WHEREAS, an application has been received from Gene Barre (PO Box 776, Templeton, CA 93465) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF -10 (Residential Multi -family -10) to RMF-10/PD25 (Residential Multi - Family -10 with a Planned Development Overlay 25) with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 8255 San Andres Avenue, (APN 030- 292-022); and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2006-0019 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 June 20, 2006 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 2006-0019 based on the following Findings, and as shown in Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, ITEM NUMBER: 2 DATE: a-7n-na 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project; and, 4. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, 5. The project does not have impacts which are individually limited, but cumulatively considerable; and, 6. The project will not cause substantial adverse effects on human beings either directly or indirectly; and, 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 Vice -Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 2 DATE: 13-20411f; Exhibit A Proposed Mitigated Negative Declaration 2006-0019 ,� .• �. CITY OF ATASCADERO PROPOSED MITIGATED NTEGATIVE DECLARATIO #20(Xi-0019 6907 II C:mum? Peal Avis cad ero, CA 93422 ,iu;461-5000 Owner! Dag n.R�rre,F'OEn::776,TeupLun,CA93465 434-1701 Applicant: Pivject Title: =fine Change 2005.0097, CUP 2005.0150, Tl7A2006.0088,PlvwtedDevelop¢r x125 Pivject 8255 San And-esAvnwe,Amscadem,CA934'L1 Location: (Sm Luis Obbpo Caney) APN 030-292-022 Pivject •hie proposed project consists of aaapplication fora Tone Cham, Condaiuial U>e Penssu,ard DevcriPttow TettativelhctMap for thecorsmtionoffaanewsa4e•fauilyduets onirimivallots thatwill be develope dung the requi:emeaus of the Planned Deve bptrert overhy #25. One e>mt-iag hrnme is to ream n on-sIDe . Ihw exi4 inghane qn 1¢ies as ahismaic colnefhome . Nine mice trees an proposedfor remora l. 'hie projec twill take access cff of San Andres Ace ., fullfrosdage imgovemsus wMbe provided. -zerdPlinDesignatiorc 1kdedi=DenW1Zesiiertial L)nug Dn rict: Rtsiinrt-vl LhhiFamily 10 (RIFF• 10) Findings: 1. lice project does nothave the potervialto degrade the environment. The project willnot achieve short-trmto the disadvantage of long -t rm environmental goals. _ . lice project does nothive impacts a hick are indiv iduaIIy limit -d bau cumulatively considerable. 4 the project willnot cause substantial adverse effects cnhuman beings either directly or indirectly. Det eem inatio n: Eased onthe above fmdirq,,;, andthe information contained inthe initial study 2006.0019 Onade a put hereofbyrefrnmce ar d onfile mthe Commmx±7DevelopmerdDepartmerd. ,has beendetsmmedthe above project will not have an adverse impact on the erwirmmesuwhenthe follonmi .proposedmitigationmeanues are incorporated hu the project (see attuhment). Prepared By. r;eh�yGkasor AssonarePlarxer Date Posted: IUL725,2006 Public Review Ends hme 14,2006 Attachments Location l Zonaag litap Aerial Photo Grading and Drainage P lan Floor Plan and IIevations U An q Tentatxt lhct M V Arbonstreport hizial Study 2006-0019 ITEM NUMBER DATE: 6-20-06 ATTACHMENT 6: Draft Resolution PC 2006-0059 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2006-0059 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2005-0097, AMENDING THE OFFICIAL ZONING MAP DESIGNATION OF APN 030-292-022 FROM RMF -10 (RESIDENTIAL MULTI -FAMILY —10) TO RMF -10 /PD -25 (RESIDENTIAL MULTI -FAMILY —10/ PLANNED DEVELOPMENT OVERLAY #25) (8255 San Andres Ave/ Barre) WHEREAS, an application has been received from Gene Barre (PO Box 776, Templeton, CA 93465) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF -10 (Residential Multi -family -10) to RMF-10/PD25 (Residential Multi - Family -10 with a Planned Development Overlay 25) with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 8255 San Andres Avenue, (APN 030- 292-022); and, WHEREAS, the site's General Plan Designation is MDR (Medium Density Residential); and, WHEREAS, the site's current zoning district is RMF -10 (Residential Multi -family -10); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0019 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: 6.2n.ns 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 June 20, 2006 studied and considered Zone Change 2005-0097, 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 -10/ PD -25. 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. The proposed project offers certain redeeming features to compensate for the requested zone change. 5. The project site includes the retention of an existing Colony Home and an open space easement over the existing riparian area allowing for location of the guest parking in a parallel fashion along the shared driveway at the entrance to the project site. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 20, 2006, 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: Location Map/Zone Map Amendment Diagram ITEM NUMBER: 2 DATE: 6-20-06 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 Vice -Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 2 DATE: s -20-M; Exhibit A: Location Map/Zone Map Amendment Diagram Existing Designation: - Medium Density Residential - Residential Multi -family - 10 Proposed Designation: - Medium Density Residential - Residential Multi -Family -10/ PD 25 ATTACHMENT 7: Draft Resolution PC 2006-0060 Approval of Proposed Master Plan of Development (CUP) DRAFT RESOLUTION PC 2006-0060 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2005-0150 (MASTER PLAN OF DEVELOPEMNT) ON APN 030-292-022 (San Andres/Barre) WHEREAS, an application has been received from Gene Barre (PO Box 776, Templeton, CA 93465) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF -10 (Residential Multi -family -10) to RMF-10/PD25 (Residential Multi - Family -10 with a Planned Development Overlay 25) with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 8255 San Andres Avenue, (APN 030- 292-022); and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RMF -10 (Residential Multi -Family -10) to RMF -10 with PD25 (Residential Multi -Family -10 with a Planned Development Overlay 25); and, WHEREAS, the Planned Development #25 Overlay Zone requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0019 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on June 20, 2006 studied and considered the Conditional Use Permit 2005- 0150 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including provisions of the PD -25 Overlay Zone; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. The proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. 6. The Master Plan of Development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area; and 7. Benefits derived from the Master Plan of Development and PD overlay zone cannot be reasonably achieved through existing development standards or processing requirements; and, SECTION 2. Findings for Approval of Tree Removal. The Planning Commission finds as follows: 1. The trees are obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the Site Planner and determined by the Community Development Department based on the following factors: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on June 20, 2006 resolved to recommend that the City Council approve Conditional Use Permit 2005-0150 (Master Plan of Development) and Tree Removal Permit subject to the following: EXHIBIT A: Conditions of approval / Mitigation Monitoring Program EXHIBIT B: Master Plan of Development / Site Plan EXHIBIT C: Floor Plan and Elevations EXHIBIT D: Preliminary Landscape Plan EXHIBIT E: Tree Protection Plan EXBIBIT F: Grading, Drainage and Utility Plan 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 Vice -Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program Planned Development -25 /CUP 2005-0150/ZCH 2005-0097/TTM 2006-0088 Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097 - TTM 2006-0088 f CUP 20050150 s BP: Building Permit S er Building Services FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department F0: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney Planning Services 1. The approval of this zone change and use permit shall become final and effective FM PS following City Council approval. 2. The approval of this use permit shall become final and effective for the purposes of FM PS issuing building permits thirty (30) days following the City Council approval of ZCH 2005- 0097 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. The Community Development Department shall have the authority to approve the BP/FM PS, CE 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. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) months after its BP/FM PS 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 Atascadero or its Ongoing PS 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 subsequent Tentative Map and construction permits shall be consistent with the BP/FM PS, CE Master Plan of Development contained herein. 7. All exterior elevations, finish materials and colors shall be consistent with the Master Plan BP PS of Development as shown in EXHIBIT B and C with the following modifications: • All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance. ■ Windows shall be gridded on all four elevations. ■ Roofs shall be architectural grade dimensional shingles. 8. All site development shall comply with the standards of the Planned Development 25 BP PS, BS Overlay District. Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department FO: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney ■ All site work, grading, and site improvements shall be consistent with the Master Plan BP/FM PS, BS, of Development as shown in EXHIBIT B D, E, and F. CE 9. All project fencing shall be installed consistent with EXHIBIT B and D subject to the GP/BP PS following modifications: ■ Fencing material and treatment shall comply with the PD25 standards. ■ Final fence location shall be subject to staff approval. ■ No fencing shall cross the creek channel nor shall be placed in any way which restricts flow. ■ Fencing adjacent to the open space easement shall be transparent in nature. 10. Final selection of colors and materials shall be subject to staff approval. GP/BP PS 11. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT D, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site. ■ Final tree list shall be submitted with building permits, 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 species, subject to staff approval. 12. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT D. 13. Affordable Housing Requirement: The applicant shall comply with the City Council GP/BP PS, CA inclusionary housing policy and either deed restrict 20% of the proposed units or pay an in -lieu fee based on 5% of the construction valuation of each new and existing housing unit. 14. Workforce Housing: Prior to recordation of final map, the applicant shall enter into a legal BP PS, CA 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 Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department FO: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; ■ The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; ■ The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 15. A Tree Protection Plan shall be submitted with subsequent building permits for GP/BP PS encroachment within the drip line of native trees located on the subject parcel and any adjacent properties. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. 16. An address marker to include address for all units shall be located at the public street GP/BP PS access point. The address marker shall be compatible with the project architecture. 17. The emergency services and facility maintenance costs listed below shall be 100% BP PS 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. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 18. All tract maintenance costs listed below shall be 100% funded by the project in perpetuity. BP PS 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 Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department FO: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney activities, shall be the responsibility of the Home Owners Association. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. b) All parks, trails, recreational facilities and like facilities. c) All open space and native tree preservation areas. d) All drainage facilities and detention basins. e) All creeks, flood plains, floodways, wetlands, and riparian habitat areas. f) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. g) All frontage landscaping and sidewalks along arterial streets 19. Prior to final map, the applicant shall submit CC&Rs for review and approval by the BP PS, BS 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 in perpetuity. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c) Residents shall keep all trash receptacles within the unit's designated trash storage 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. 20. Approval of this permit shall include the removal of 9 Native Trees. The applicant shall be BP PS, BS required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission approval. ■ A mitigation deposit shall be collected for the native oak tree adjacent to the driveway. The applicant may submit written documentation that the tree remains in Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department FO: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney good health no sooner than 1 -year after final of the project to receive a full refund of the deposit. 21. The applicant must provide for the repair and maintenance of on-site shared FM CE 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. 22. All public improvements shall be constructed in conformance with the City of Atascadero BP, GP CE Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 23. Full frontage improvements are required with this development. These include curb, BP, GP CE gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of EI Camino Real shall be determined by the City Engineer. This may require reconfiguration of roadway to allow for parking, bicycle lanes, and / or turn lane. 24. All handicap ramps shall be constructed to current ADA requirements, including the use of BP, GP CE truncated domes. 25. Prior to issuance of building permits, the applicant shall submit a grading and drainage BP, GP CE plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 26. The Public Works Department shall approve all wastewater facilities prior to construction. BP, GP CE This includes pumps, force mains, cleanouts, manholes and connections. 27. Applicant shall pay sewer extension (annexation) fees upon issuance of building permit. BP, GP CE Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 28. Gravity mains and other sewer facilities within the subdivision shall be privately owned BP, GP CE Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program iiity Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department F0: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney and maintained. 29. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE 30. Gravity mains onsite shall end in a manhole. BP, GP CE STANDARD CONDITIONS 31. All public improvements shall be constructed in conformance with the City of Atascadero BP, GP CE Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 32. In the event that the applicant is allowed to bond for the public improvements required as FM CE a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 33. An engineer's estimate of probable cost shall be submitted for review and approval by the FM CE City Engineer to determine the amount of the bond. 34. The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE 35. The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE 36. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) BP, GP CE underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 37. The applicant shall monument all property corners for construction control and shall FM CE promptly replace them if disturbed. 38. The applicant shall acquire title interest in any off-site land that may be required to allow FM CE 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. 39. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE 40. Drainage easements shall be provided as needed to accommodate both public and FM CE private drainage facilities. 41. The final map shall be signed by the City Engineer prior to the map being placed on the FM CE agenda for City Council acceptance. 42. Prior to recording the tract map, the applicant shall submit a map drawn in substantial FM CE 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 Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program iiity Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department F0: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 43. Prior to recording the tract map, the applicant shall set monuments at all new property FM CE 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. 44. Prior to recording the map, the applicant shall complete all improvements required by FM CE these conditions of approval 45. Prior to recording the tract map, the applicant shall have the map reviewed by all FM CE 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 map. 46. Upon recording the final map, the applicant shall provide the City with a black line clear FM CE Mylar (0.4 mil) copy and a blue line print of the recorded map. 47. Prior to the final inspection of any public improvements, the applicant shall submit a FM CE written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 48. Prior to the final inspection, the applicant shall submit a written certification from a BP, GP CE registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 49. An encroachment permit shall be obtained prior to any work within City rights of way. BP, GP CE 50. Prior to the issuance of building permits the applicant shall submit a grading and drainage BP, GP CE plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company 51. Before the issuance of building permits, the applicant shall submit 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. 52. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department F0: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney Mitigation Measures Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable BP BS 3.16.1 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. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. 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. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ■ Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen(15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a avert public road; and Conditions of Approval / Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department F0: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four (24) hours. Mitigation Measure 3.b.2: Naturally Occurring Asbestos (NOA) has been identified by the BP PS 3.b.1 state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection fencing around BP PS 4.e.1 the dripline, or as recommended by the project arborist, of each existing on-site or off-site native tree. Mitigation Measure 4.e.2: Grading and excavation and grading work shall be consistent GP PS 4.e.2 with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Conditions of Approval / Mitigation Monitoring Program 8255 San Andres Avenue ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Timing BL: Business License GP: Grading Permit Permitilding FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsib ility /Monitorin 9 PS: Planning Services Serviicesding FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Mitigation Measure Mitigation Measure 4.e.3: The developer shall contract with a certified arborist during all GP PS 4.e.3 phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist. ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of % inch granite covered with one -inch pea gravel for screeding or concrete with wells designed for water and air penetration to the rootzone. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.4: Stem wall construction shall be implemented for the rear units to avoid impacts to native trees and minimize grading. Conditions of Approval I Timing Responsib Mitigation Mitigation Monitoring Program ility Measure /Monitorin BL: Business 9 8255 San Andres Avenue License GP: Grading PS: Planning Permit Services ZCH 2005-0097, CUP 2005-0150, TTM 2006-0088 Permitilding Serviicesding FI: Final FD: Fire Inspection Department TO: Temporary PD: Police Occupancy Department FO: Final CE: City Engineer Occupancy WW: Wastewater CA: City Attorney Mitigation Measure 5.a.1: Any exterior building modifications or site plan changes not represented in the proposed project that could occur during the Building Permit application process or during construction shall be consistent with the Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings and shall meet the provisions of CEQA -Section 15064.5, as approved by Planning Staff. Mitigation Measure 5.a.2: Decorative pavers or concrete shall be utilized for the construction of the shared driveway. The existing gravel driveway shall be removed and the front yard shall be landscaped with native drought tolerant species. Mitigation Measure 5.a.3: The proposed garage for the existing home shall be designed to be consistent with the architecture and style of the historic home. Mitigation Measure 6.b: The grading permit application plans shall include erosion control GP CE 6.b measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a future GP BS 6.c.d 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 all contractors BP CE 8.e.f 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 11.d: All construction activities shall comply with the City of Atascadero Ongoing BS/PS 11.d Noise Ordinance for hours of operation. EXHIBIT B: Master Plan of Development/Site Plan $ id f 8 m _ — - $AN AFA)FW AVOME • ..__ .. w� In F� Z �` 6 y ddQ ! ■ m w • �ie �"J. --- � y� r{ awn �lh R z Z�oaa� Amro�W •�j" gi �iA m m W M� Nj a b � n $ c 0SW'9 �b ® 8 w J+f f v x ? �+Kd OJ i �CC1 � Q t xp Zb I •��N � > n 3? qV A Lry C > Y ,p 6 1, TUN �� O \ O t1 > 2 � ITi V YM� C: r r w EXHIBIT C: Floor Plan and elevations 0 0= 7 i 0 0= EXHIBIT D: Preliminary Landscape Plan 1 Qall! s� J f - - - - l C - It 7� - J I EXHIBIT E: Tree Protection Plan Sall . FlIP41,1", EXHIBIT F: Grading, Drainage and Utility Plan �d4 Q t Tentative Tract Map #2615 ATTACHMENT 8: Draft Resolution PC 2006-0061 Approval of Proposed Vesting Tentative Tract Map DRAFT RESOLUTION PC 2006-0061 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 2006- 00889 A FIVE LOT SUBDIVISION CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT ON APN 030-292-022 (8255 San Andres / Barre) WHEREAS, an application has been received from Gene Barre (PO Box 776, Templeton, CA 93465) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF -10 (Residential Multi -family -10) to RMF-10/PD25 (Residential Multi - Family -10 with a Planned Development Overlay 25) with corresponding Master Plan of Development and Vesting Tentative Tract Map located at 8255 San Andres Avenue, (APN 030- 292-022); and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RMF -10 (Residential Multi -Family -10) to RMF-10/PD 25 (Residential Multi- Family-10/Planned Development Overlay 25); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2006-0019 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 Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on June 20, 2006 studied and considered Tentative Tract Map 2006-0088, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Vesting 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, including provisions of the PD -25 overlay district. 2. The proposed subdivision, as conditioned, is consistent with the Master Plan of Development (CUP 2005-0150). 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) or equivalent shall be required that incorporate the Master Plan of Development conditions of approval to ensure that the site retains the proposed qualities (architecture, colors, materials, plan 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 June 20, 2006, resolved to recommend that the City Council approve Tentative Tract Map (TTM 2006-0088) subject to the following: 1. Exhibit A: Tentative Tract Map (Tract 2815) 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. 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 Vice -Chairperson Attest: Warren M. Frace Planning Commission Secretary Exhibit A: Tentative Tract Map z� mow j UI �- �ZN Z W � .���ggrri Alfill a L .,. y byaYA w 3 oil 3Y kaa a 1 •.tl !' � -ter � r 3x - z� mow j UI �- �ZN Z W � .���ggrri Alfill a L .,. dig �tEa 47- / byaYA w 3 oil 3Y kaa a 1 •.tl !' � -ter � r 3x - ro O& N 4� �t Alfill a L .,. dig �tEa 47- / byaYA w 3 oil 3Y kaa a 1 � r 3x Alfill w 3 oil 3Y �y ug a ` 3x ro 4� �t �m sea Ba'S �$3 N D q� y;a}+ l Alfill w 3 oil 3Y �y ug a ` 4� �t N D q� y;a}+ l Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Tract Map 2006-0088 Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 T0: Temporary Occupancy CE: City Engineer WW: Wastewater FI: Final inspection F0: Final CA: City Attorney AMWC: Water Comp. Occupancy Planning Services 1. 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 2005-0097 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Tract Map shall be valid for two years after its FM PS effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the authority to FM PS approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a design issue that is not substantive to the Tentative Tract Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The granting of this entitlement shall apply to the property located at (APN On going PS 030-292-022) regardless of owner. 5. The Final Map shall be drawn in substantial conformance with the approved FM PS tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 6. The subdivider shall defend, indemnify, and hold harmless the City of FM PS Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 7. The Tract Map shall be subject to additional fees for park or recreation FM PS purposes (QUIMBY Act) as required by City Ordinance. 8. The emergency services and facility maintenance costs listed below shall BP PS 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 Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. 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. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 9. All tract maintenance costs listed below shall be 100% funded by the project BP PS 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 10. Prior to final map, the applicant shall submit CC&Rs for review and approval BP PS 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 in perpetuity. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c Residents shall keep all trash receptacles within the unit's Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer WW: Wastewater FI: Final inspection F0: Final CA: City Attorney Occupancy AMWC: Water Comp. designated trash storage 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. 11. Affordable Housing Requirement: The applicant shall deed restrict a GP/BP PS, CA minimum of 1 residential unit for 30 years or shall pay in -lieu fees consistent with City Council Policy. 12. Workforce Housing: Prior to recordation of final map, the applicant shall BP PS, CA 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 City Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; ■ The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 13. The developer and/or subsequent owner shall assume responsibility for the Ongoing PS continued maintenance of all landscape and common areas. 14. A tree conservation and open space easement shall be recorded as shown on the tentative map. The easement shall include a description of permitted and non -permitted activities within the easement area including maintenance of trees, landscaping, and future construction activities. City Engineer Conditions Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. 53. Full frontage improvements are required with this development. These BP, GP CE include curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of EI Camino Real shall be determined by the City Engineer. This may require reconfiguration of roadway to allow for parking and bicycle lanes. 54. All handicap ramps shall be constructed to current ADA requirements, BP, GP CE including the use of truncated domes. 55. Prior to issuance of building permits, the applicant shall submit a grading BP, GP CE and drainage plan with a separate sheet(s) devoted to sedimentation and erosion control, prepared by a registered civil engineer for review and approval by the City Engineer. SANITARY SEWER CONDITIONS 56. The Public Works Department shall approve all wastewater facilities prior to BP, GP CE construction. This includes pumps, force mains, cleanouts, manholes and connections. 57. Applicant shall pay sewer extension (annexation) fees upon issuance of BP, GP CE building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 58. Gravity mains and other sewer facilities within the subdivision shall be BP, GP CE privately owned and maintained. 59. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE 60. Gravity mains onsite shall end in a manhole. BP, GP CE STANDARD CONDITIONS 61. All public improvements shall be constructed in conformance with the City BP, GP CE of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 62. In the event that the applicant is allowed to bond for the public FM CE improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 63. An engineer's estimate of probable cost shall be submitted for review and FM CE approval by the City Engineer to determine the amount of the bond. 64. The Subdivision Improvement Agreement shall record concurrently with the FM CE Final Map. Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. 65. The applicant shall be responsible for the relocation and/or alteration of BP, GP CE existing utilities. 66. The applicant shall install all new utilities (water, gas, electric, cable TV and BP, GP CE telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 67. The applicant shall monument all property corners for construction control FM CE and shall promptly replace them if disturbed. 68. The applicant shall acquire title interest in any off-site land that may be FM CE required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 69. Slope easements shall be provided as needed to accommodate cut of fill FM CE slopes. 70. Drainage easements shall be provided as needed to accommodate both FM CE public and private drainage facilities. 71. The final map shall be signed by the City Engineer prior to the map being FM CE placed on the agenda for City Council acceptance. 72. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE 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. 73. Prior to recording the tract map, the applicant shall set monuments at all FM CE 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. 74. Prior to recording the map, the applicant shall complete all improvements FM CE required by these conditions of approval 75. Prior to recording the tract map, the applicant shall have the map reviewed FM CE 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 map. Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. 76. Upon recording the final map, the applicant shall provide the City with a FM CE black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 77. Prior to the final inspection of any public improvements, the applicant shall FM CE submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 78. Prior to the final inspection, the applicant shall submit a written certification BP, GP CE from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 79. An encroachment permit shall be obtained prior to any work within City BP, GP CE rights of way. 80. Prior to the issuance of building permits the applicant shall submit a grading BP, GP CE and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. Atascadero Mutual Water Company 81. Before the issuance of building permits, the applicant shall submit 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. 82. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 83. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 84. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. Mitigation Measures Conditions of Approval / Mitigation Monitoring Program San Andres Avenue PD25 Tentative Tract Map TTM 2006-0088 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibili ty /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS 3.b.1 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. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. 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. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ■ Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen(15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four 24 hours. Mitigation Measure 3.b.2: Naturally Occurring Asbestos (NOA) has been BP PS 3.b.1 identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1 fencing around the dripline, or as recommended by the project arborist, of each existing on-site or off-site native tree. Mitigation Measure 4.e.2: Grading and excavation and grading work shall be GP PS 4.e.2 consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 7. All existing trees outside of the limits of work shall remain. 8. Earthwork shall not exceed the limits of the project area. 9. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 10. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 11. All trees within the area of work shall be fenced for protection with 4 - foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 12. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Conditions of Approval / Mitigation Monitoring Program San Andres Avenue PD25 Tentative Tract Map TTM 2006-0088 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map TO: Temporary Occupancy FI: Final inspection F0: Final Occupancy Responsibili ty /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure Mitigation Measure 4.e.3: The developer shall contract with a certified GP PS 4.e.3 arborist during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist. ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three- inch bed of % inch granite covered with one -inch pea gravel for screeding or concrete with wells designed for water and air penetration to the rootzone. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (e) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 4.e.4: Stem wall construction shall be implemented for the rear units to avoid impacts to native trees and minimize grading. Conditions of Approval / Timing Responsibili Mitigation Mitigation Monitoring Program ty Measure /Monitoring GP: Grading Permit San Andres Avenue PD25 BP: Building Permit SIP: Subdivision PS: Planning Services BS: Building Services Tentative Tract Map Improvement Plans FM: Final Map FD: Fire Department PD: Police Department TTM 2006-0088 TO: Temporary Occupancy CE: City Engineer FI: Final inspection WW: Wastewater CA: City Attorney F0: Final Occupancy AMWC: Water Comp. Mitigation Measure 5.a.1: Any exterior building modifications or site plan changes not represented in the proposed project that could occur during the Building Permit application process or during construction shall be consistent with the Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings and shall meet the provisions of CEQA -Section 15064.5, as approved by Planning Staff. Mitigation Measure 5.a.2: Decorative pavers or concrete shall be utilized for the construction of the shared driveway. The existing gravel driveway shall be removed and the front yard shall be landscaped with native drought tolerant species. Mitigation Measure 5.a.3: The proposed garage for the existing home shall be designed to be consistent with the architecture and style of the historic home. Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. Mitigation Measure 6.c.d: A soils report shall be required to be submitted GP BS 6.c.d 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 all BP CE 8.e.f 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 11.d: All construction activities shall comply with the City Ongoing BS/PS 11.d of Atascadero Noise Ordinance for hours of operation. ITEM NUMBER: 3 DATE: 6-20-06 Planning Commission Staff Report Staff Report - Community Development Department Tentative Parcel Map 2005-0079 (AT 05-0043) 7195 Santa Ysabel Avenue (DLG Development) SUBJECT: The project consists of a proposed condominium map over an existing lot of record to create three (3) airspace units on one common lot. The lot is developed with one single- family residence and two additional units are currently under construction. RECOMMENDATION: Planning Commission adopt Resolution PC 2006-0062 approving Tentative Parcel Map 2005-0079, a request to establish three (3) airspace units on one common lot, based on findings and subject to conditions of approval. SITUATION AND FACTS: 1. Applicant/Owners: Royce Construction and Development Inc., 10780 Vista Road, Atascadero, CA 93422 2. Project Address: 7195 Santa Ysabel Avenue, Atascadero, CA 93422 APN: 030-011-017 3. General Plan Designation: High Density Residential 4. Zoning District: Residential Multi -Family - 16 (Maximum 16 du/ac) 5. Site Area: 0.316 acre (approximately 13,760 square feet) 6. Existing Use: One residence, currently vacant 7. Environmental Status: Class 3(b) Categorical Exemption \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER: 3 DATE: 6-20-06 DISCUSSION: Background: The property is located on the east side of Santa Ysabel Avenue within the RMF -16 Zoning District. There are apartments to the east of the parcel and a mix of single- family residences to the north and west. The parcel is relatively flat and is currently developed with a single-family residence. City sewer will serve the property and water is available from the Atascadero Mutual Water Company. Condominium Design: The proposed map will create three (3) airspace units on one legal lot of record. The existing unit will have a two car garage addition. The new units will each have a one -car garage and there are four guest parking spaces for a total of eight parking spaces, as required by the Zoning Ordinance. Private open space for two of the units will be within the rear and side setbacks and totals 300 square feet or more. Private open space for the existing unit will be in the front and rear yard areas and totals 300 square feet or more. High-density multi -family residential projects are limited to 50% lot coverage by structures. This lot is approximately 13,500 square feet in area, and the structures will cover approximately 4500 square feet or 33% of the lot. The subdivision is consistent with the General Plan High Density Residential Land Use Designation and Residential Multi -family Zoning regulations. Public Improvements: The project has been conditioned to construct curb, gutter, and sidewalk along the Santa Ysabel Road frontage (Condition 35). Environmental Review: As proposed, the project qualifies for a Class 3(b) Categorical exemption, which exempts from CEQA review, the conversion and/or construction of multi -family projects of less than four units, which do not otherwise create a negative impact. CONCLUSION: The proposed condominium map, as conditioned, is consistent with the 2002 General Plan and Zoning Ordinance and the airspace configurations are consistent with the \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER: 3 DATE: 6-20-06 requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Tentative Parcel Map as conditioned. ALTERNATIVES: 1. The Commission may approve the map subject to additional or revised project conditions. The Commission's motion to approve must include any new or revised project conditions. 2. The Commission may deny the map if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. PREPARED BY: Kelly Gleason, Associate Planner Debra Lutske, Planning Intern ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 -- Draft Resolution PC 2006-0062 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff reportAg.doc ITEM NUMBER DATE: 6-20-06 ATTACHMENT 1: Location Map (General Plan / Zoning) TPM 2005-0079 7195 Santa Ysabel Avenue Zone: Residential Multi -family - 16 du/ac (RMF -16) Land Use Designation: High Density Residential (HDR) \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER: 3 DATE: 6-20-06 ATTACHMENT 2: Draft Resolution PC 2006-0062 TPM 2005-0079 7195 Santa Ysabel Avenue DRAFT RESOLUTION NO. PC 2006-0062 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING TENTATIVE PARCEL MAP 2005-0079, ESTABLISHING THREE AIRSPACE UNITS ON ONE COMMON LOT AT 7195 SANTA YSABEL AVENUE (DLG Development/Royce Construction & Development) WHEREAS, an application was received from DLG Development, 4155 Carrizo Road, and Royce Construction and Development Inc., 10780 Vista Road, Atascadero, CA 93422 (Owner/Applicant), to consider a Tentative Parcel Map for conversion of one existing dwelling to an airspace condominium and to establish an additional (2) airspace units on one common lot; (total of three (3) airspace units on one common lot); and, WHEREAS, a Categorical Exemption (Class 3(b)) was prepared for the project in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the site's General Plan Designation is High Density residential (HDR); and, WHEREAS, the site's zoning district is RMF -16 (Residential Multi -family — 16 du/ac); and, WHEREAS, a timely and properly noticed Public Hearing upon the subject tentative parcel map application was held by the Planning Commission of the City of Atascadero, at which both oral and documentary evidence was admitted on behalf of said projects; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for approval of condominium Map. The Planning Commission finds as follows: 1. The proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The design and improvement of the proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the density of development proposed. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff reportAg.doc ITEM NUMBER: 3 DATE: 6-20-06 4. The design and improvement of the proposed map will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 5. The map is consistent with the character of the immediate neighborhood. 6. The design of the condominium map will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. The proposed condominium map design and type of improvements proposed will not cause serious public health problems. SECTION 2. Approval, The Planning Commission of the City of Atascadero, in a regular session assembled on June 20th, 2006 resolved to approve Tentative Parcel Map 2005- 0079 (AT 05-0043) subject to the following: EXHIBIT A: CEQA Exemption EXHIBIT B: Conditions of Approval EXHIBIT C: Tentative Parcel Map 2005-0079 (AT 05-0043) \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff reportAg.doc ITEM NUMBER: 3 DATE: 6-20-06 On motion by Commissioner and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ADOPTED: ABSTAINED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Vice -Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER: 3 DATE: 6-20-06 EXHIBIT A: Proposed Categorical Exemption TPM 2005-0079 Finding of Exemption TO: ® File Date Received for Filing FROM: City of Atascadero 6905 El Camino Real Suite 6 Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code Project Title: Tentative Parcel Map 2005-0079 (AT 05-0043): Royce Construction and Development Inc. Project Location (Include County): 7195 Santa Ysabel Avenue, Atascadero, California 93422 (San Luis Obispo County) Project Description: The project will create 3 airspace condominium units allowing individual sale and ownership of three detached units within a multi -family project. One unit is existing and two additional units are proposed to be built. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: DLG Development and Royce Construction, 10780 Vista Rd, Atascadero, Ca 93422 Exempt Status: ❑ Ministerial (Sec. 21080 (b)(1); 15268) ❑ Declared Emergency (Sec. 21080(b)(3); 15269(a)) ❑ Emergency Project (Sec.21080 (b)(4); 15269(b)(c)) ® Categorical Exemption (Sec. 15303, construction or conversion of small structures) Reasons why project is exempt: Class 3(b) of the California Environmental Quality Act (CEQA) (Section 15303) exempts the conversion and/or construction of small structures including multi -family projects of less than 4 units and which do not otherwise create a negative impact. Date: June 13, 2006 Kelly Gleason Associate Planner Contact Person: Warren Frace, Community Development Director, City of Atascadero 805.461.5000 \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER DATE: 6-20-06 EXHIBIT B: Conditions of Approval / Mitigation Monitoring TPM 2005-0079 Conditions of Approval Timing Responsibility Mitigation TPM 2005-0079 /Monitoring Measure PS: Planning Services Address: 7195 Santa Ysabel Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Standard Planning Conditions 1. The approval of this application shall become final, subject to FM PS the completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Parcel Map shall be valid for two FM PS years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Parcel Map. 4. A parcel map drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the Ongoing CA City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision. 6. The parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. Project Planning Conditions 7. Prior to final map, the applicant shall submit CC&Rs for review FM PS/Pw and approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Exclusive use easements for private yard areas. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0079 /Monitoring Measure PS: Planning Services Address: 7195 Santa Ysabel Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy b. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. C. Provisions for financing maintenance and upkeep of all common areas. d. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. e. Individual unit's responsibility for keeping all trash receptacles within the unit's 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. 8. This map shall be for the approval of airspace units only. An FM PS additional map sheet for informational purposes shall be recorded with the final map, showing the location of the three (3) airspace units and all private use areas. 9. Prior to recordation of the final map, the applicant shall submit FM PS/PW a condominium plan for recording concurrently with the final map. A qualified licensed professional shall prepare the final map and the condominium plan. 10. Trash containers shall be the responsibility of each individual FO PS/BS unit and shall be enclosed within the unit's attached garage. City Engineer Standard Conditions 11. All public improvements shall be constructed in conformance FM PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 12. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 13. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0079 /Monitoring Measure PS: Planning Services Address: 7195 Santa Ysabel Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy amount of the bond. 14. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 15. An encroachment permit shall be obtained prior to the BP PW issuance of building permit. 16. The applicant shall enter into a Plan Check/inspection BP PW agreement with the City. 17. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW contiguous to the Santa Ysabel Avenue property frontage. 18. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 19. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 20. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 21. The applicant shall acquire title interest in any off-site land that FM PW may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 22. Slope easements shall be provided as needed to FM PW accommodate cut of fill slopes. 23. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. 24. A preliminary subdivision guarantee shall be submitted for FM PW review in conjunction with the processing of the parcel map. 25. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 26. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0079 /Monitoring Measure PS: Planning Services Address: 7195 Santa Ysabel Avenue BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 27. Prior to recording the parcel map, the applicant shall submit a FM PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 28. Prior to recording the parcel map, the applicant shall set FM PW 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. 29. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 30. Prior to recording the map, the applicant shall complete all FM PW improvements required by these conditions of approval. 31. Prior to recording the parcel map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 32. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 33. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 34. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City Engineer Project Conditions 35. Applicant shall construct curb, gutter and sidewalks along the FM PW entire property frontage or as directed by the City Engineer. The sidewalks shall be a minimum of 5 -feet wide with a \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TPM 2005-0079 /Monitoring Measure PS: Planning Services Address: 7195 Santa Ysabel Avenue BL: Business License BS: Building Services GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy minimum of 48 -inches clearance. Clearance requirement shall include mailboxes, signs, utility poles, and other obstacles. Atascadero Mutual Water Company Project Conditions 36. Before recordation of the final map, the applicant shall FM AMWC submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All new water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and California Department of Health Services standards. 37. Before issuance of building permits, the applicant shall FM AMWC obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc EXHIBIT C: Tentative Parcel Map AT 05-0043 TPM 2005-0079 .p\ ITEM NUMBER: 3 DATE: 6-20-06 0 4 -H 11 _4 a. = U 1 CS y V C W 8: CEIVEp a V DEC 0 5 2005 Fip MMUNrry ELO y Mya9a 1q b p Y � ibY g 5 02 _>s� j a h y 1 N Arg dS ATA SRO QTR Zu Oyu A \\Cityhall\cdvlpmnt\- TPM - Tentative Parcel Maps\TPM 05\TPM 2005-0079 Santa Ysabel\TPM 2005-0079.PC staff report.kg.doc ITEM NUMBER: 4 DATE: 6-20-06 Atascadero Planning Commission Community Development Department — Staff report Tentative Tract Map 2005-0079 5900 Madera Place (Eddings) SUBJECT: The project consists of a proposed condominium map to create four (4) airspace units on one common lot. The site contains one existing house which is proposed to remain. RECOMMENDATION: Planning Commission adopt Resolution PC 2006-0063 approving Tentative Tract Map 2005-0079, to establish four airspace condominium units on one common lot, based on findings and subject to conditions. SITUATION AND FACTS: 1. Applicant/Owner: Royce Eddings, 10780 Vista Road, Atascadero, Ca 93422 2. Project Address: 5900 Madera Place, Atascadero, CA 93422 APN: 031-222-010 3. General Plan Designation: High Density Residential 4. Zoning District: Residential Multi -family - 16 (Maximum 16 du/ac) 5. Site Area: 0.49 acre 6. Existing Use: Single-family residence 7. Environmental Status: Class 3(b) Categorical Exemption ITEM NUMBER: 4 DATE: 6-20-06 DISCUSSION: Background: The property is located on Madera Place within the RMF -16 Zoning District. The proposed project includes a condominium map to establish four (4) detached airspace condominium units. City sewer serves the property, and water is available from the Atascadero Mutual Water Company. Building permits have been issued for the new units and for all site improvements including improvements along Madera Place required to meet City standards. Madera Place currently exists as an easement serving all existing multi -family properties to the South of the easement. The City engineer has reviewed the easement documentation and has found that the proposed development is consistent with the conditions and restrictions of the easement. Analysis: The proposed map will create four (4) airspace units on one legal lot of record. The subdivision is consistent with the General Plan High Density Residential Land Use Designation and Residential Multi -family Zoning regulations. The site design meets all requirements of the Zoning Ordinance. The project proposed three new detached condominium units and one existing house. Each unit meets and/or exceeds minimum code requirements for open -space and private parking. Guest parking is provided in front of each garage and adjacent to unit three. The landscape plan includes drought tolerant shrubs and ground covers. Each basin will be landscaped and shade trees are provided throughout the project site. Environmental Review: The proposed condominium plan qualifies for a Class 3(b) Categorical Exemption through CEQA. CONCLUSION: The proposed condominium map, as conditioned and with mitigation measures incorporated, is consistent with the 2002 General Plan and Zoning Ordinance, and the airspace configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the Tentative Tract Map as conditioned. ITEM NUMBER: 4 DATE: 6-20-06 ALTERNATIVES: 1. The Commission may approve the map with modified project conditions. 2. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. 3. The Commission may deny the map if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 — Categorical Exemption Attachment 3 -- Draft Resolution PC 2006-0063 ATTACHMENT 1: Location Map (General Plan / Zoning) TTM 2005-0079 5900 Madera Place ITEM NUMBER: 4 DATE: 6-20-06 Project Site General Plan Designation: High Density Residential Zoning District: Residential Multi= -Family - 16 ITEM NUMBER DATE: 6-20-06 ATTACHMENT 2: Categorical Exemption TTM 2005-0079 5900 Madera Place See Following ITEM NUMBER: 4 DATE: 6-20-06 ATTACHMENT 3: Draft Resolution PC 2006-0063 TTM 2005-0079 5900 Madera Place DRAFT RESOLUTION PC 2006-0063 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING TENTATIVE TRACT MAP 2005-0079, ESTABLISHING FOUR AIRSPACE UNITS ON ONE COMMON LOT AT 5900 MADERA PLACE APN 049-151-061 (EDDINGS) WHEREAS, an application was received from Royce Eddings, 10780 Vista Rd, Atascadero, California 93422 (Owner/Applicant), to consider a Tentative Tract Map to establish four (4) airspace units on one common lot; and, WHEREAS, the site's current General Plan Designation is High Density Residential (HDR); and, WHEREAS, the site's current Zoning District is RMF -16 (Residential Multi -family — 16); and, WHEREAS, a Categorical Exemption (Class 3(b)) was prepared for the project 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 Map; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on June 20, 2006, studied and considered Tentative Tract Map 2005-0079; and, NOW THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for approval of Conditional Use Permit. The Planning Commission finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's ITEM NUMBER: 4 DATE: 6-20-06 Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance); and, 3. Encroachment into the required 35 -foot setback will not be detrimental to the adjacent riparian corridor nor will the proposed structures be negatively affected by the current and/or future creek conditions based on the provided biologist survey. SECTION 1. Findings for approval of Tentative Tract (Condominium) Map. The Planning Commission finds as follows: 1. The proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements; and, 2. The design and improvement of the proposed map, as conditioned, is consistent with the General Plan and applicable zoning requirements; and, 3. The site is physically suitable for the density of development proposed; and, 4. The design and improvement of the proposed map will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat; and, 5. The map is consistent with the character of the immediate neighborhood; and, 6. The design of the condominium map 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; and, 7. The proposed condominium map design and type of improvements proposed will not cause serious public health problems. 8. The current tenant has been notified in writing, by certified mail, of the applicant's intent to convert the existing residence to a condominium, in accordance with Section 66452 of the California Subdivision Map Act. 9. Each tenant and each person applying for the rental of the units has received all applicable notices and rights now or hereafter required by Section 66427. 10. Each tenant will be notified within 10 days of approval of the final map for the proposed conversion. 11. The applicant has given a written statement promising to give 180 days' written notification to each tenant of owner's intention to convert prior to termination of tenancy due to the proposed conversion. ITEM NUMBER: 4 DATE: 6-20-06 12. Each of the tenants will be given notice of an exclusive right to contract for the purchase of his or her respective unit upon the same terms and conditions that such unit will be initially offered to the general public or terms more favorable to the tenant. This right shall run for a period of not less than 90 days from the date of issuance of the subdivision public report pursuant to Section 11018.2 of the Business and Professions Code, unless the tenant gives prior written notice of his or her intention not to exercise the right. SECTION 2. Approval, The Planning Commission of the City of Atascadero, in a regular session assembled on June 20, 2006 resolved to approve Tentative Tract Map 2005-0079 to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Tentative Tract Map 2005-0079 On motion by Commissioner and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAINED: ( ) ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Vice -Chairperson ATTEST: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 6-20-06 EXHIBIT A: Conditions of Approval / Mitigation Monitoring TTM 2005-0079 Conditions of Approval Timing Responsibility Mitigation TTM 2005-0079 /Monitoring Measure PS: Planning Services Address: 5900 Madera Place BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy Planning Conditions 1. The approval of this application shall become final, subject to FM PS the completion of the conditions of approval, fourteen (14) days following the Planning Commission approval unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 2. Approval of this Tentative Tract Map shall be valid for two FM PS years after its effective date. At the end of the period, the approval shall expire and become null and void unless an extension of time is granted pursuant to a written request received prior to the expiration date. 3. The Community Development Department shall have the FM PS authority to approve minor changes to the project that (1) result in a superior site design or appearance, and/or (2) address a construction design issue that is not substantive to the Tentative Tract Map. 4. A tract map drawn in substantial conformance with the FM PS approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 5. The subdivider shall defend, indemnify, and hold harmless the Ongoing CA City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. 6. The parcel map shall be subject to additional fees for park or FM PS recreation purposes (QUIMBY Act) as required by City Ordinance. 7. Prior to final map, the applicant shall submit CC&Rs for review FM PS/PW and approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Exclusive use easements for private yard areas. b. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. C. Provisions for financing maintenance and upkeep of ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TTM 2005-0079 /Monitoring Measure PS: Planning Services Address: 5900 Madera Place BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy all common areas. d. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. e. Individual unit's responsibility for keeping all trash receptacles within the unit's garage. f. A provision requiring that individual garages be maintained for vehicle parking. g. 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. 8. Prior to recordation of the final map, the applicant shall submit FM PS/PW a condominium plan for recording concurrently with the final map. A qualified licensed professional shall prepare the final map and the condominium plan. 9. Prior to issuance of building permits and/or prior to recordation FM/BP PS of the final map, the applicant shall submit a fencing plan showing the location and design of all fencing. The final location of fencing shall be subject to the review and approval of planning staff. All fence locations shall be made a part of the recorded Condominium Plan. 10. All provisions for conversion of rental units to condominium FM PS units, as detailed in the California Subdivision Map Act shall be complied with and documentation shall be provided to the Community Development Department for review and approval. City Engineer Standard Conditions 11. All public improvements shall be constructed in conformance FM PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 12. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 13. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TTM 2005-0079 /Monitoring Measure PS: Planning Services Address: 5900 Madera Place BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy amount of the bond. 14. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 15. An encroachment permit shall be obtained prior to the BP PW issuance of building permit. 16. The applicant shall enter into a Plan Check/inspection BP PW agreement with the City. 17. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW contiguous to the Santa Ysabel Avenue property frontage. 18. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 19. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 20. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 21. The applicant shall acquire title interest in any off-site land that FM PW may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 22. Slope easements shall be provided as needed to FM PW accommodate cut of fill slopes. 23. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. 24. A preliminary subdivision guarantee shall be submitted for FM PW review in conjunction with the processing of the parcel map. 25. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 26. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. ITEM NUMBER DATE: 6-20-06 Conditions Of Approval Timing Responsibility Mitigation TTM 2005-0079 /Monitoring Measure PS: Planning Services Address: 5900 Madera Place BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department Fl: Final Inspection CE: City Engineer TO: Temporary WW: Wastewater Occupancy CA: City Attorney F0: Final Occupancy 27. Prior to recording the parcel map, the applicant shall submit a FM PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 28. Prior to recording the parcel map, the applicant shall set FM PW 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. 29. Prior to recording the parcel map, the applicant shall pay all outstanding plan check/inspection fees. FM PW 30. Prior to recording the map, the applicant shall complete all FM PW improvements required by these conditions of approval. 31. Prior to recording the parcel map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 32. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 33. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 34. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. EXHIBIT B: Tentative Tract Map TTM 2005-0079 i I fitlfilitififiGGG!!GG! �i ITEM NUMBER: 4 DATE: 6-20-06 AT_6 � � `� '' Eni� � 1� I / I ��._'��• �At"--_—��—�— __-ezY-- � �� _moi 11/11 T Nd1NdO]3n3a ,11 wnwwoo 5002 5 0 330 • j$ jigs 'v 5 _ s ITEM NUMBER: 5 DATE: 06-20-06 Atascadero Planning Commission Community Development Department - Study Session Preliminary Review 9700 EI Camino Real: Hotel (Patel) SUBJECT: The applicant is proposing a 4 -story 80 -room hotel at 9700 EI Camino Real. Staff is requesting Planning Commission direction prior to formal review of the project. Background: The proposed project site includes an approved Conditional Use Permit for a 3 -story office building along the EI Camino Real frontage. The applicant is proposing a 4 -story hotel along the East Frontage road and connected to the office building portion of the site. ISSUES AND CONCERNS: Staff has identified the following items as potential concerns and is requesting Commission direction on how to proceed: 1. Height: The proposal would be the only 4 -story building (55 -feet tall) in the City and would exceed the allowable height by approximately 20 -feet. The fire department has reviewed the plans and will be able to provide emergency services to the building if the height exception is approved. As noted below, the landscape opportunities are also limited based on the size of the building allowing for decreased screening opportunities. Staff would like direction form the Planning Commission regarding the request for an exception to the maximum height. In addition, the Planning Commission can at this time request additional information such as photo - simulations and 3-D digital modeling to better assess the scale of the building when brought forward for action. ITEM NUMBER: 5 DATE: 06-20-06 2. Color and Materials: The proposed color and materials include peach and beige exterior finished with minor brick accents along the base of the building. This color palette is inconsistent with projects approved in the past where darker, more earth toned colors have been required. Accent materials such as brick are typically applied to expanded areas of the building. The Planning Commission can give direction to staff regarding the color palette including stucco, brick, and roof colorings. 3. Articulation and Ornamentation: The proposed building is designed to be a full four stories along each elevation. The design includes 10 -foot deep pop -outs along each fagade which add some definition to the building. In addition, the building is proposed to be located approximately 5 -feet from the East Frontage Road sidewalk. The Planning Commission might consider the following to create a more pedestrian scaled building and to reduce the perceived bulk and mass of the structure: ■ Expansion of the use of contrasting materials and colors ■ Additional and/or larger windows along the East Frontage facade ■ Greater detailing of the East Frontage fagade to include such items as awnings, trellis features, additional windows, etc. ■ Additional horizontal banding ■ Emphasized window trim ■ Extended overhangs 4. Site Plan / Landscaping: The project site has limited space for landscaping (6,939 sq ft / 13% of site including the approved commercial office building site), especially along the East Frontage Road and throughout the parking lot areas. The Planning Commission can provide staff and the applicant direction on the size and quality of landscaping that would be acceptable for the proposed site design. ATTACHMENTS: ■ Elevations ■ Site Plan ■ Landscape Plan ■ Color and Materials Board ■ Signs Attachment 1: Elevations i ITEM NUMBER: 5 DATE: 06-20-06 t &414 1 n O rcS'tlar4t pp. + O ® I 1,':i .�P'iiiCaTMiail LMI' �I Si O I i � ii z�i Ci s o I BAS Attachment 2: Site Plan u ITEM NUMBER: 5 DATE: 06-20-06 E 4 ITEM NUMBER DATE: 06-20-06 Attachment 3: Landscape Plan ITEM NUMBER: 5 DATE: 06-20-06 Attachment 4: Color and Materials 311 FRONT COLOR . FAIRFIELD INN & SUITES ATASCADERO LATUS MANAUME:NT V I I E FAmFIELD I NN 6L SUITES Aarrlott A r,MKc( �W'L•ID I WHITE C MEDRJM BRONZE SIGNAGE COLORS PAINT • WINDOW LIGHTING. RARING FRAME & GRILL V" BULDW 80.5E D CAUFORNLA MISSION SLATE ROOF TILE METAL ROOF - "TE COCHERE ITEM NUMBER DATE: 06-20-06 Attachment 5: Signage COLORS • Filler, retainer and trimcap: painted blue #MP02110 and red IIMP08937, Matthews, satin f inish. • Background blue 3VTV9682 and red #Vr11331 (*MP08937 • Matthews, satin finish). All other copy is white. • Cladding painted grey a MP20140. Matthews, gloss finish. MATERIALS FIS Monument 10 and FIS Monument 20 • .081 thk aluminum filler, 8" overall depth, painted blue and red. • 3/16" thk Lexan faces, pigmented white •7328, vinyl graphic applied on first surface by cold transfer. • 1" Jewelite trimcap, cimented to Lemn faces and painted blue and red. •Illuminated by fluorescent lamps, 1-1/0,• .081 thk aluminum cladding painted grey, FIS Monument 30 and FIS Monument 50 • Fairfield Inn& Suites section: .081 thk aluminum filler and retainer, 201/2" overall depth, painted blue. • 3/16" thk Acrysteel faces, pigmented white *7328, panned and molded, vinyl graphic applied on first surface by cold transfer. • Marriott section:.125 thk aluminum filler, retainer and faces painted red. • Copy routed -out from aluminum faces and infilled with 3/8' thk clear acrylic cuttedout letters with white translucent vinyl applied on first surface by cold transfer. • Illuminated by fluorescent lamps, H/0. • 15mm red neon tubing (on 3 sides). • .081 thk aluminum cladding painted grey. FIS Monument 80 FACE CROSS BECTON anemx kmv� �... s o.nn"a am moaea aeo neon wanv - _ -- Alvrcn�m rcmlm� — vlaelx cue. eav�r.__� uerndr aws urevw eum,..n ren.> • .051 thk aluminum filler and retainer, 16" overall depth, painted blue and red. • 3/16" thk Acrystmi faces, pigmented white x7328, panned and molded, vinyl graphic applied on first surface by cold transfer. • Illuminated by fluorescent lamps, H/0. • .081 thk aluminum cladding painted grey. ELECTRICAL REQUIREMENTS • FIS Monument 10 120 volts, 1.5 amps, l circuit. • FIS Monument 20:120 volts, 2.8 amps, l circuit • FIS Monument 30:120 volts, 5.2 amps, l circuit •FIS Monument 50:120 volts, 8.3 amps, I circuit. • FIS Monument 80:120 volts,13.3 amps, I circuit. \karrl oil .AAarnnu TRANSWORLD SIGNS January 91h, 2004 Overall FIS Monument 10 115 Monument 20 FIS Monument 30 FIS Monument 50 FIS Monument 80 \karrl oil .AAarnnu TRANSWORLD SIGNS January 91h, 2004 ITEM NUMBER: 6 DATE: 6-20-06 Atascadero Planning Commission Staff Report - Community Development Department 2865 Ferrocarril Road Single Family Planned Development Zone Change 2005-0107, Master Plan of Development (CUP 2005-0171), Vesting Tentative Tract Map 2004-0059 (Tharp/Beck) RECOMMENDATIONS: Staff Recommends: Planning Commission: Review the project and provide comments to staff and the applicant. PROJECT DESCRIPTION: The proposal is an application for a Zone Change (PD 16 Overlay), Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change would allow for lot clustering to preserve open space and sensitive environmental features. The CUP will establish a Master Plan of Development (CUP) for lot layout and building areas. The Tentative Tract Map, would create a five (5) lot subdivision. Project Location: The project is located southeast of Ferrocarril Road, just north of the Lakes Subdivision and east of Traffic Way, near the intersection of Traffic Way and Chico Road. Salinas River Area L , 11' 7 " , ��ftllllllllli �' It,nico moau ITEM NUMBER: DATE: 6-20-06 The project site is within the Suburban Estates General Plan Land Use Designation and is zoned Residential Suburban, which allows for a maximum density of 1 unit per 2.5 acres. The applicants are requesting a Planned Development Overlay -16 in order to cluster the proposed lots. The properties to the north are zoned Residential Suburban, while properties to the south and west are zoned Residential Single Family, 1 -acre minimum and property to the east is zoned Public and consists of River Parcels 1 and 2, owned by Atascadero Mutual Water Company. Existing Residence ITEM NUMBER: 6 DATE: 6-20-06 ti ,�. Salinas River Area All r 2,41 Pite Its q'4 1. .. •�4\� ISSUE AREAS: Minimum Lot Size: Minimum lot size in the RS district is 2.5 to 10 gross acres, depending on performance standards. The site would support lot sizes with a minimum of 2.278 acres based on the performance standards. However, the smallest allowable lot size is 2.5 gross acres. The "parent" lot is 13.69 gross acres and would yield 5 lots at 2.5 acres each. Site Plan and Circulation: The project has been designed to utilize Chico Road for access to the proposed lots with continued access over a private easement for the existing residence. ITEM NUMBER: 6 DATE: 6-20-06 • ATASCAD6i0, CA TENTATNE TRACT EO -WEST TAACT 2W GG T 111�AIN1' tlCI90 v Open Space / Drainage Easements .� . MW MW .�. ��;` •� �^ ""_ .;'- -tori- � `4"'� �_��,L � �' Equestrian/ Pedestrian Trail to River Parcel ------ �- r .� Staff and the applicants have worked on the following items to ensure consistency with the General Plan and Municipal Code: 1. Chico Road Access 2. Lot Clustering w/PD 16 3. Salinas Access 4. Neighborhood compatibility PREPARED BY: Kerry Margason, Associate Planner ITEM NUMBER: 7 DATE: 6-20-06 Planning Commission Staff Report Staff Report - Community Development Department 6901, 6905 El Camino Real, 6999 Santa Ysabel Avenue Colony Square Mixed -Use Granary Tree (CUP 2004-0127) RECOMMENDATIONS: Staff Recommends Planning Commission: 1. Receive staff tree report and provide comment. REPORT -IN -BRIEF: An existing on-site mature oak tree, identified as an historic Granary Trees is being reviewed to assess its health and viability as a specimen tree within the approved Colony Square Mixed -Use Project. Staff proposes ongoing monitoring during site demolition and project construction with reports back to the Planning Commission on the tree health and possible additional mitigation measures. DISCUSSION: Situation and Facts: 1. Owner: EI Camino Associates 143 Beachcomber Drive Pismo Beach, CA 93449 2. Applicant/Representative: Robert Richmond and Glen Wood, R2L Architects 444 Higuera Street, Suite 201 San Luis Obispo, CA 93401 3. Project Address: 6901, 6905 EI Camino Real, 6999 Santa Ysabel Avenue (APN 029-361-018, 020, 022) (San Luis Obispo County) 4. General Plan Designation: DC (Downtown Commercial) 5. Zoning District: D (Downtown) 6. Site Area: 8.14 acres 7. Existing Use: Commercial Background The Colony Square Mixed Use Project was approved by the Planning Commission on August 16, 2005. The project includes a Conditional Use Permit to redevelop the existing Century Plaza Commercial Shopping Center with a new residential/office/commercial mixed-use development, referred to as the Colony Square. The project site is located at 6905 EI Camino Real near the corner of EI Camino Real and Morro Road/Highway 41. The project includes 67 residential units, 75,230 square feet of retail/restaurant space, a 10 -screen, 35,000 square foot Movie Theater, and 17,100 square feet of office space, as depicted below. J Granery _ Tree OV' a jr s'♦ rf..► a�... 92 I - ,16►,au rr - - The project site contains four mature oak trees, also documented as "granary trees" by the original Juan Bautista de Anza expedition of settlers as they passed through the Atascadero area in 1776 on their northbound route to Monterey and ultimately to the port of San Francisco with the intent to establish a presidio and two missions in San Francisco (Juan Bautista de Anza National Historic Trail Comprehensive Management and Use Plan, 1996). The project site has been designed to avoid removal of these historic oak trees. One will be located in the central pedestrian plaza and will serve as a backdrop for the informal stage. Two are located along the Capistrano Avenue frontage and will be accommodated in an open space area adjacent to the residential parking structure. The remaining granary tree is located between the interim City offices and Capistrano Avenue. One of the granary trees was identified to be in decline. At the time of project approval, the project applicant and staff agreed to provide the maximum protection measures possible to retain the tree within the project. A recent and more detailed analysis of the tree identifies further structural decay of the tree and significant concern that the tree is subject to failure in the near future. Staff proposes additional monitoring during site demolition and project construction with reports back to the Planning Commission on the tree health and possible additional mitigation measures. The latest arborist report is attached for review and comment by the Planning Commission (Attachment 3). PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location, General Plan, and Zoning Map Attachment 2: Site Aerial Attachment 3: Arborist Report Attachment 1: Location Map, General Plan and Zoning General Plan: DC — Downtown Commercial Zoning District: D - Downtown Attachment 2: Site Aerial a Mf, � Granery Tree Cil Attachment 3: Arborist Report • A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas . TREE HAZARD EVALUATION FORM 2nd Edition Site/Address: .6� Map/Location: C -1 - owner: public ✓ private ✓ unknown atter Date: 6 - 2- -OG Inspector: u7 `� ` c •: z xr�iu� -ex�ii/� - Date of last inspection: ? f f u /iJ 4 V.4/ t HAZARD RATING: _jt_.--Y_+--,/—n/.:?— Failure + Sae + Target = Hazard Potential of part Rating Rating Immediate action needed Needs further inspection Dead tree TREE CHARACTERISTICS� Tree r: species: es:. o1 DBH: 1_Height:,cJ Spr �_. #Wnks: _ eat: Form: ❑ generally symmetric ❑ minor asymmetry V major asymmetry ❑ stump sprout ❑ stag -headed crown class: ❑ dominant f�co-dominant ❑ intermediate ❑ suppressed Live crown ratio: _�_ % Age class: ❑ young ❑ semi -mature ❑ mature )(over-maft"Jsenescent Pruning history: ❑ crown cleaned ❑ excessively thinned ❑ topped ❑ crown raised ❑ pollarded ❑ crown reduced 10 flush cuts ❑ cabled/braced ❑ none 14 multiple pruning events Approx. dates: L— --------- Special value: ❑ specimen 6[1 h mage/histoirc ❑ wildlife []unusual ❑ street tree ❑ screen ❑shade ft�indiganous proUacted by gov. agency TREE HEALTH Foliage color: id normal ❑ chlorotic ❑ necrotic.. Epkarnics? b N Growth obstructions: •Foliage density: ❑ normal IN sparse Leaf size: &f normal ❑ small ❑ stakes ❑ wireAies ❑ signs ❑ cables Annual shoot growth: ❑ excellent ❑ average o poor Twig Diebaek?O N N curb/pavement ❑ guards Wourdwood development ❑ excellent ❑ average lXpoor ❑ none ❑ other ____.---- ---- — vigor class: ❑ excellernt ❑ average ❑ fair %poor Major pests/diseases: /_ z-LL� ° =` — — ---- — -- — —-------- - SITE CONDITIONS Site Character. ❑ residence In commercial ❑ industrial ❑ park ❑ open space ❑ nah" ❑ woodlanrNorest Landscape type: 03parkway ❑ raised bed ❑ container ❑ mound ❑ lawn ❑ shrub border ❑ wind break Irrigation: ;q none ❑ adequate ❑ inadequate ❑ excessive ❑ trunk wettled Recent site disturbance? Y Cg) ❑ construction ❑ soil disturbance ❑ grade change ❑ line Gearing Mite clearing %dripline paved: 0% 10-25% 25.50% 50-75% 5.1 Pavement lifted? Y N % dripline w/ fill soil:0-2 % 25-50% 50-75% 75-100% % dripline grade lowered: 0% 10-25% 25-50% 50-75% 75-100% Soil problems: Aorairage ❑ shallow (compacted ❑ droughty ❑ saline ❑ alkaline ❑ acidic ❑ small volume ❑ disease center ❑ history of fail ❑ clay ❑ expansive ❑ slope D - aspect: __-- Obstructions: ❑ lights ❑ signage ❑ line -of -sight ❑ view ❑ overhead lines ❑ underground utilities []traffic ❑ adjacent veg. ❑ Exposue to wirrd: Idsingle tree ❑ below canopy ❑ above canopy ❑ recently exposed owindward, canopy edge ❑ area prone to windthrow Prevailing wind direction: W f 2 t Occurrence of snowfice storms ❑ never ❑ seldom ❑ regularly Cdl lR 5 . TARGET use Under Tree: R1 building JUparking h traffic Lfpedestrian ❑ recreation O landscape p hardscape ❑ small features ❑ utilitylines • Can target be moved? Y Q Can use be restricted? YO Occupancy: ❑ occasional use ❑ intermittent use frequent use gconstant use The International Society of Arboriculture assumes no responsibility for conclusions or recommendations derived from use of this form. TREE DEFECTS ROOT DEFECTS: Suspect root rot: i/ N Mushroom/conk/bracket present: Y N ID: D r 4 moo l"I`• S_ • Exposed roots: ❑ severe ❑ moderate (?flow Undermined: ❑ severe ❑ moderate Z Root pruned; - distance from trunk Root area affected: 6n;,- % Buttress wounded: Y (9 When: V Restricted root area: ❑ severe ❑ moderate Clow potential for root failure: ❑ severe ❑ moderate 216w LEAN: _[2__ deg. from vertical ❑ natural ❑ unnatural ❑ self -corrected Soil heaving: Y C Decay in plane of lean: YO Roots brokenY�N Soil cracking: ' Compounding factors: - CGy 3 i.v Lean severity: ❑ severe ❑ moderate ❑ low CROWN DEFECTS. Indicate presence of individual defertc and nra ttwk -;n. & - ._ Tree part most likely to fail Failure potential: 1 - low; 2 - mW - 4 - severe Inspection period: annual biannual -__ other Size of part: 1 - �6" (15 cm); 2Failure Potential + Size of Part + Target Rating= I lazard Rating 3 - 18-30" (45-75 (75 cm Target rating: 1 - occasional un u. ;-1�-- 3 - frequent useuse HAZARD ABATEMENT Prune: ❑ remove defective part ❑ reduce end weight ❑ crown clean ❑ thin ❑ raise canopy ❑ crown reduce ❑ restructure ❑ shape Cable/Brace: ___ --- -__ Inspect further: ❑ root crown ❑ decay ❑ aerial ❑ monitor Remove tree:O N Replace? 0 N Move target: YS-) Other: Effect on adjacent trees: X none ❑ evaluate Notification: owner Z manager IM governing agency Date: 49 — A ' 4'7 G COMMENTS I-`Cue-ej0 fY'tc.'t:r 7+�-k-�.••�. /.�J Otcr �i u S'S'�'o,-v a-- Op.1../ i`U .ter/ rK /2 .. �lz v �j i rl 4,or�..-ti e.%��'r, larG✓eG o� r� N�S e- - C/ �•"!�/1~X ,� C Ll-t/� Gla '- sa<,c",�/.'^'S. c✓Ku1>� � QS7F /%.E�-% •fv Fa:��i� C — 5- d /pj /6 d -G /O �IKZtI4J� S L�GI t' S4r FlV(! ".. r.vir�+ CJ 2c� OJt.- �r.�s.,f j Dµ��C.W �'J c� Y-✓7ti'a mac. A�l 41 or -V4 •rw