HomeMy WebLinkAboutPC_2005-02-01_AgendaPacketCITY OF ATASCADER0
PLANNING COMMISSION AGENDA
Regular Meeting
February 1, 2005 — 7:00 P.M.
City of Atascadero
Pavilion on the Lake
9315 Pismo Ave. - Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Kelley
Vice Chairperson Porter
Commissioner Fonzi
Commissioner Jones
Commissioner Peterson
Commissioner Beraud
Commissioner O'Keefe
APPROVAL OF AGENDA
PLANNING COMMISSION BUSINESS
A. ELECTION OF NEW CHAIR AND VICE -CHAIR
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)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions)
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JANUARY 18, 2005.
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the
Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
2. CONDITIONAL USE PERMIT 2003-0089, TENTATIVE TRACT MAP 2004-0050,
CURBARIL BUSINESS CENTER
Applicant:
Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422, Phone: 461-7504
Project Title:
Conditional Use Permit 2003-0089, Tentative Tract Map 2004-0050, Curbaril Business Center
Project
Curbaril Ave, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 031-161-024
Project
The project consists of a Master Plan of Development for a 9 building commercial office center and
Description:
associated 8 -lot Tentative Tract Map. The project site currently consists of 2 parcels, one of which is
vacant. Two driveways located off of Curbaril Avenue will serve the proposed project. The project
includes full frontage improvements along Highway 41 (Morro Rd). 8 native trees are proposed for
removal.
General Plan Designation: General Commercial
Zoning District: Commercial Retail / PD 3
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6,
Determination:
Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be on February 15, 2005, at the
Pavilion on the Lake, 9315 Pismo Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
Il Cityhalllcdvlpmnh- PC AgendaslPC 20051PC Agenda. 2-1-05. word. am. doc
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 the Pavilion on the Lake, 9315 Pismo Ave., 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).
ITEM NUMBER: 1
DATE: 2-1-05
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting
January 18, 2005 — 7:00 P.M.
CALL TO ORDER
Chairperson Kelley called the meeting to order at 7:00 p.m. and Commissioner O'Keefe
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Beraud, Fonzi, Jones, O'Keefe, Peterson, Porter
and Chairperson Kelley
Absent: None
Staff Present: Community Development Director Warren Frace, Deputy
Community Development Director Steve McHarris, Deputy Public
Works Director Jeff van den Eikhof, Redevelopment Specialist
Marty Tracey, Associate Planner Kelly Gleason and Recording
Secretary Grace Pucci.
APPROVAL OF AGENDA
MOTION: By Commissioner Beraud and seconded by Vice Chairperson
Porter to approve the agenda
Motion passed 7:0 by a roll -call vote.
PUBLIC COMMENT
Eric Greening spoke about the North County Transit Study stating his concerns with the
proposal to relocate the transit center into the downtown area, and questioned if the
Planning Department and Commission has had the opportunity to comment on the plan.
Community Development Director Warren Frace explained that the Community
Development Department has been working closely with Public Works on transit issues,
especially in the downtown; at this time there is no role for the Commission on this issue
as the City Council is addressing the study.
Chairperson Kelley closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON JANUARY 4, 2005.
MOTION: By Commissioner Beraud and seconded by Commissioner
O'Keefe to approve Item #1.
Motion passed 7:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
2. ZONE CHANGE 2004-0094, COMMERCIAL ZONING DISTRICTS
Applicant:
City of Atascadero, 6905 El Camino Real, Suite 6, Atascadero, CA 93422, Phone: 461-5000
Project Title:
Zone Change 2004-0094, Zone Text Amendment
Project
Commercial Zoning Districts
Location:
Project
The proposed project consists of an application for a Zone Text Amendment to update allowable and
Description:
conditionally allowed uses within Commercial Zoning Districts throughout the City, consistent with
the General Plan.
General Plan Land Use Designation: General Commercial (GC)
Zoning: Commercial Tourist (CT), Commercial Retail (CR), Commercial Neighborhood (CN),
Commercial Park (CPK), Commercial Service (CS), Commercial Professional (CP)
Proposed
Based on the initial study prepared for the project, a Negative Declaration is proposed. The proposed
Environmental
Negative Declaration is available for public review at 6905 El Camino Real, Suite 6, Community
Determination:
Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
Associate Planner Kelly Gleason gave the staff report and answered questions of the
Commission.
PUBLIC COMMENT — None
MOTION: By Commissioner O'Keefe and seconded by Commissioner
Fonzi to adopt Resolution PC 2005-0002, recommending that
the City Council introduce an ordinance for first reading, by
title only, to approve Zone Change 2004-0094 based on
findings.
Motion passed 7:0 by a roll -call vote.
3. ZONE CHANGE 2004-0086, CONDITIONAL USE PERMIT 2004-0132,
TENTATIVE TRACT MAP 2004-0055, VINTAGE HOMES
Applicant:
Caliber Home Developments; 317 Ocean View Ave., Suite 1, Pismo Beach, CA 93449
Project Title:
Vintage Homes: Zone Change 2004-0086, Conditional Use Permit 2004-0132; Tentative Tract Map
2004-0055 for a 12 -lot Planned Development Subdivision.
Project
6709 Atascadero Ave, Atascadero, CA 93422 (Single Family Residence)
Location:
(San Luis Obispo County) APN 030-281-014, 015, 016.
Project
The proposed project consists of an application for a Zone Change, Conditional Use Permit, and
Description:
Tentative Tract Map for the construction of twelve new single-family attached homes on individual
lots that will be developed under the requirements of the Planned Development Overlay District
standards within the Residential Multi -Family (RMF -16) Zoning District. Each proposed residence
is approximately 1,519 square feet. The project includes one home per lot each with a one -car
garage and one parking space in each driveway.
General Plan Designation: High Density Residential — HDR
Zoning District: Residential Multiple Family— RMF -16
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed.
Environmental
The proposed Mitigated Negative Declaration is available for public review at 6905 El Camino
Determination:
Real, Suite 6, Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through
Friday.
Associate Planner Kelly Gleason with Deputy Community Development Director Steve
McHarris gave the staff report and answered questions of the Commission. A
memorandum with revisions to Resolution 2005-0004 was distributed to the
Commission. (Exhibit A)
PUBLIC COMMENT
Marge Mackey urged the Commission to take measures to protect the trees on
Atascadero Avenue and questioned the number of houses to be placed on the site.
Eric Greening questioned the drainage on the property, what would happen if the
detention basin overflowed, and how long it would take for the basin to empty.
Deputy Public Works Director Jeff van den Eikhof addressed issues raised in the Public
Comment period.
Chairperson Kelley closed the Public Comment period.
Joel Snyder, applicant's representative, answered questions of the Commission.
Commissioner Fonzi expressed concern regarding impacts to the sycamore trees on
Atascadero Avenue and the change to the character of the neighborhood if the trees
should die. She is not comfortable with the placement of the new units so close to the
trees and would like to return this to the architect to move the homes back to avoid
impacts to the trees.
MOTION: By Commissioner O'Keefe and seconded by Commissioner
Beraud to adopt Resolution PC 2005-0003 recommending that
the City Council certify Proposed Mitigated Negative
Declaration 2004-0050; and, adopt Resolution PC 2005-0004
recommending that the City Council introduce an ordinance
for first reading by title only, to approve Zone Text Change
2004-0086 establishing a PD -25 Overlay District based on
findings; and, adopt Resolution PC 2005-0005 recommending
that the City Council introduce an ordinance for first reading
by title only, to approve Zone Change 2005-0095 based on
findings; and, adopt Resolution PC 2005-0006 recommending
that the City Council approve Conditional Use Permit 2004-
0132 (Master Plan of Development) based on findings and
subject to Conditions of Approval and Mitigation Monitoring;
and, adopt Resolution PC 2005-0007 recommending that the
City Council approve Vesting Tentative Tract Map 2004-0055
based on findings and subject to Conditions of Approval and
Mitigation Monitoring; and, that the project cannot be
reasonably redesigned to save the trees thereby approving
removal of the trees, and that a condition be added that the
foundations that impact trees 54, 58 and 59 be designed to
bridge the root systems in these areas, and that a half -bath be
added to the two small units in front. Included in the second
recommendation is the staff addendum establishing the PD -25
Overlay District based on findings; and, with the additional
changes to the Conditions of Approval as follows:
1. Page 155, Mitigation Measure 1.c.1. add the following: The
project incorporate a heavier trim design and that a wrap
around porch element will be added to units A, B, E & F.
2. Page 156, Mitigation Measure 4.e.1. add the following:
Utility trenching around the Atascadero Avenue sycamore
trees shall be moved to the east side or the other side of
the sidewalk to decrease impact on the root zones.
Motion passed 6:1 by a roll -call vote. (Fonzi opposed)
4. TO BE CONTINUED TO A DATE UNCERTAIN
CONDITIONAL USE PERMIT 2003-0089, TENTATIVE TRACT MAP 2004-
0050,
CURBARIL BUSINESS CENTER
Applicant:
Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422, Phone: 461-7504
Project Title:
Conditional Use Permit 2003-0089, Tentative Tract Map 2004-0050, Curbaril Business Center
Project
Curbaril Ave, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 031-161-024
Project
The project consists of a Master Plan of Development for a 9 building commercial office center and
Description:
associated 8 -lot Tentative Tract Map. The project site currently consists of 2 parcels, one of which is
vacant. Two driveways located off of Curbaril Avenue will serve the proposed project. The project
includes full frontage improvements along Highway 41 (Morro Rd). 8 native trees are proposed for
Proposed
removal.
Environmental
General Plan Designation: General Commercial
Determination:
Zoning District: Commercial Retail / PD 3
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The
Environmental
proposed Negative Declaration is available for public review at 6905 El Camino Real, Suite 6,
Determination:
Community Development Department, from 8:00 a.m. to 5:00 p.m., Monday through Friday.
5. CONDITIONAL USE PERMIT 2004-0144,7095 EL CAMINO REAL
QUICK LUBE AND CAR WASH
Applicant:
Adam Scattini, Atascadero Enterprises, 2505 Theatre Drive, Paso Robles, CA 93446
Project Title:
Conditional Use Permit 2004-0144, Quick Lube Facility and Drive-Thru Car Wash
Project
7095 El Camino Real, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 030-081-008
Project
The project consists of constructing a new 2,750 square foot 3 -bay automotive maintenance lube and oil
Description:
garage with an attached waiting room and drive-through car wash facility. The proposed project would
include eight vehicle parking spaces and a large 58 -foot wide paved driveway to accommodate four
vehicle lanes entering and exiting the facility along El Camino Real.
Proposed
Not determined.
Environmental
Determination:
Deputy Community Development Director Steve McHarris provided the staff report and
answered questions of the Commission. Community Development Director Warren
Frace spoke about the project and status of the downtown area. Redevelopment
Specialist Marty Tracey discussed the use for this site within the redevelopment area.
Chairperson Kelley recessed the hearing at 8:45 p.m.
Chairperson Kelley called the meeting back to order at 8:52 p.m.
PUBLIC COMMENT
Adam Scattini, applicant, gave a presentation on the project (Exhibit B) and answered
questions of the Commission.
Carol Smonan, spoke in favor of the project and its advantages to the community.
Chairperson Kelley closed the Public Comment period.
There was Commission discussion regarding the following:
1. This area has not been designated as a gateway in the General Plan.
2. Lack of input by interested parties in the downtown.
3. Concern with excess signage on the site.
4. This use is consistent with General Plan policies.
5. Use of landscaping and berms to screen the site.
6. Use will be complimentary to and compatible with existing businesses on the site.
7. Possibly turning facility so the bays won't face EI Camino Real.
8. Good architecture and signage are important given the location.
9. Important to address the issue of noise when the project comes before the
Commission again.
Commissioner Beraud stated she would like a condition that the Conditional Use Permit
would be revisited in 10 years or so. If this were not included she indicated she would
have to support the staff recommendation.
MOTION: By Commissioner Jones and seconded by Commissioner
Fonzi to direct this back to staff to come before the
Commission again, addressing the comments of the previous
Commissioners including limited signage and landscape plan.
Motion passed 6:1 by a roll -call vote. (Beraud opposed)
COMMISSIONER COMMENTS AND REPORTS — None
DIRECTOR'S REPORT
Community Development Director Frace announced that the City Council will be holding
a study session on Tuesday, January 25th at 5:00 p.m. to review the West Front mixed
use project. As the Planning Commission will be part of the project review they are
invited to meeting. Director Frace reviewed the agenda for the next Planning
Commission meeting.
ADJOURNMENT
Chairperson Kelley adjourned the meeting at 9:38 p.m. to the next regularly scheduled
meeting of the Planning Commission on February 1, 2005.
MEETING RECORDED AND MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
The following exhibit is available for review in the Community Development Department:
Exhibit A — Memorandum — revision to Resolution 2005-0004.
Exhibit B — Applicant's presentation for Lube N Go
Atascadero Planning Commission
ITEM NUMBER
DATE:
Staff Report - Community Development Department
Curbaril Office Development
Master Plan of Development (CUP 2003-0089) /
Tentative Tract Map 2004-0050
(Morro Rd./ Curbaril Ave. — Gearhart/Shannon)
SUBJECT:
2
UL.ul.US
The proposed project consists of an application for a Conditional Use Permit, Tree
Removal Permit, and Tentative Tract Map to establish an office park development along
Curbaril Ave and Morro Rd.
RECOMMENDATION:
Staff Recommends:
1. The Planning Commission adopt Resolution PC 2005-0010 certifying Proposed
Mitigated Negative Declaration 2004-0054; and,
2. The Planning Commission adopt Resolution PC 2005-0011 approving Conditional
Use Permit 2003-0089 and including the removal of 8 native oak trees, subject to
conditions of approval and mitigation monitoring, and;
3. The Planning Commission adopt Resolution PC 2005-0012 approving Tentative Tract
Map 2004-0050, subject to conditions of approval and mitigation monitoring.
SITUATION AND FACTS:
1. Applicant / Representative: Kelly Gearhart, 6205 Alcantara Ave, Atascadero, CA
93422
2. Project Address: 7955 Curbaril Ave.
APN 031-161-024
3. General Plan Designation: General Commercial (GC)
4. Zoning District:
5. Site Area:
6. Existing Use:
7. Environmental Status
DISCUSSION:
Project Definition
ITEM NUMBER: 2
DATE: 02.01.05
Commercial Professional (CP)
1.46 acres gross
Existing vacant structure.
Proposed Mitigated Negative Declaration 2004-0054
The proposed office development consists of nine new buildings for a total of 20,000
square feet of office space. Two access driveways and parking lots are located off of
Curbaril Ave. Two commercial office buildings are located around the first parking lot
with the remaining 7 buildings orientated around the second parking lot. A nine lot
parcel map is also proposed as part of the project.
As analyzed within this staff report, the proposed overall project design emphasizes
general office uses rather than professional office or retail uses. This is largely due to
the two-story buildings which have separate second floor units and require additional
parking for retail and professional office uses that is not accommodated on the project
site. As a result, staff has added specific conditions to allow Planning Commission
consideration (Refer to parking analysis and Conditions CUP 15).
Surrounding Land Use and
Setting:
North: Commercial Professional
South: Commercial Retail/High
Density Residential
East: Residential Single-family
(1 ac min lot size)
West: Commercial Professional
with some existing Multi-
family uses
ITEM NUMBER: 2
DATE: 02.01.05
The project site is within the General Commercial General Plan land use designation
and is zoned Commercial Professional, which allows for the establishment of an office
development in excess of 10,000 square feet with the approval of a Conditional Use
Permit/Master Plan of Development.
Appearance Review
Site Design
The site plan meets the minimum requirements of the Atascadero Municipal Code. The
proposal includes a 10 -foot setback from Morro Rd consistent with PD -3 standards.
Staff has conditioned that the buildings on lots 7-9 be shifted against the sidewalk to
provide the required PD -3 setback for commercial buildings adjacent to residentially
zoned properties to the east (refer to Attachment 5, exhibit B).
In addition, the proposed two-story building on lot 7 does not meet PD -3 setback
requirements due to the height of the building. Thus, a condition of approval has been
included to substitute this building with the single -story building design proposed on lot
1 (Condition CUP 13).
Architecture, Materials, Color
The applicant is proposing a combination of 2 building types providing a one-story and
two-story design (refer to Attachment 5, exhibit F). As depicted in Attachment 5, exhibits
F and G, the buildings show different architectural materials. As a result, staff has
incorporated conditions of approval that require all of the building to include
Mediterranean architectural elements consistent with the proposed architecture of the
one-story buildings including Spanish tile roofs, decorative tile accents, smooth finish
stucco exterior finish, recessed windows, ground floor awnings. In addition, staff has
conditioned that roof access to be internal to the buildings (no exterior roof ladders)
(Condition CUP 11).
Landscape Design
The applicant is proposing street trees along Morro Rd and Curbaril Ave. Staff has
conditioned that the street trees along the frontages be located in the landscape planter
adjacent to the sidewalk, consistent with the existing street tree pattern (Condition CUP
14). As the plans were not submitted for adequate staff review, conditions of approval
have been included requiring a landscape buffer along the east and west property line
as there are existing or potential adjacent residential uses. In addition, a condition of
approval has been included requiring that the plan be revised as conditioned and to
reflect the correct building footprints on the building permit plan set and be installed
according to the approved building permit landscape plan (Condition CUP 14).
A landscape buffer is required along the east and west property line as there are
existing or potential adjacent residential uses. Staff has conditioned that evergreen
ITEM NUMBER: 2
DATE: 02.01.05
screen trees be installed along these project borders to provide an adequate buffer
(Condition CUP 14). Code requirements also call for a solid block wall between the
proposed commercial project and adjacent residential properties and uses. Staff has
conditioned that the wall be constructed of dark color split face block with columns
spaced a maximum 50 feet to break up the length of the wall (Condition CUP 14).
Native Tree Removal
The site contains 10 native trees. Eight existing oak trees are proposed for removal.
The Atascadero Native Tree Ordinance requires that the removal of native trees be
mitigated with a payment into the tree replacement fund. The applicant will be required
to provide mitigation as specified in the table below. The project arborist will be required
to monitor any construction activity within the vicinity of the native trees to be retained
and will be required to certify that all protection and enhancement measures were
implemented as specified (Condition CUP 16).
Evergreen Native Trees (inches) Deciduous Native Trees (inches) I Totals
dbh
notes
dbh
notes
1 27 -inches
1 27 -inches
2 10 -inches
2 17 -inches
3 23 -inches
3 54 -inches
4 4 -inches
4 19 -inches
5
5
6
6
Total 64 -inches
Total 117 -inches
181 -inches
Mitigation Requirement
req'd tree replacements:
21 five gal trees
req'd tree replacements:
78 five gal trees
99 five gal trees
Proposed Replanting
0 five gal trees
Proposed Replanting
0 five gal trees
0 five gal trees
0 box trees (24")
0 box trees (24")
0 box trees (24";
Remaining Mitigation 21 five gal trees Remaining Mitigation 78 five gal trees 1 99 five gal trees
Tree Fund Payment: $ 1,066.67 Tree Fund Payment: $ 3,900.00 1 $ 4,966.67
Staff notes that the applicant did not provide full sized copies of the tree protection plan
as requested by the Planning Commission for all projects where impacts to native trees
exist. A full sized set is available for review at City Hall.
Project Signage
A Master Sign Program is required for all centers with greater than three tenant spaces.
The applicant has not submitted a sign program for Planning Commission
consideration. However, staff has included a condition of approval requiring a master
sign program be submitted prior to building permit issuance that provides standards and
locations for future project signage, consistent with the building architecture, scale, and
current City zoning regulations (Condition CUP 9).
ITEM NUMBER: 2
DATE: 02.01.05
Circulation and Parking
The project includes a total of 50 parking spaces which meets minimum code
requirements for general office uses and is insufficient to allow health care uses or
professional offices on the project site. As a result, staff has included a condition of
approval that restricts the allowed uses within this project (Condition CUP 15).
\A/S1 C tP_\A/S1 tP r
Sanitary sewer will be connected to the existing Curbaril Avenue sewer facilities.
Tentative Tract Map
A nine -lot tract map is proposed as part of the project consistent with the Master Plan of
Development. The Tract Map has been conditioned by staff and the City Engineer to
meet all City standards including street frontage improvements. The applicant will be
required to record a maintenance agreement for the map that will include maintenance
and access of common areas including landscaping and common site facilities
(Condition CUP 8 / TTM 9).
General Plan Consistency
As conditioned, the proposed project is consistent with the following General Plan Land
Use Element Policies:
Land Use Program 1.1.7: "Within the Urban Core encourage infill development or
revitalization or reuse of land already committed to urban development where utilities
and public services exist.
Land Use Policy 2.1: "Ensure that new development is compatible with existing and
surrounding neighborhoods".
This policy is met with conditions of approval CUP 13 and CUP 14 to increase the
building setback between adjacent residential zones consistent with the existing
Planned Development #3 overlay zone.
Land Use Policy 2.3: "Incorporate pedestrian and transit oriented design concepts into
new residential and commercial development within the Urban Core."
Implementing General Plan programs requires appearance review of architectural
design, materials and color, and landscaping to improve the appearance along Morro
Rd and Curbaril Ave, and incorporate architectural themes into the site and building
design. As analyzed above, the proposed project, as conditioned, is consistent with the
General Plan.
ITEM NUMBER: 2
DATE: 02.01.05
As conditioned, the proposed office project is consistent with the goals and policies of
the Land Use Element with conditions of approval and mitigation measures
incorporated. The project will provide 20,000 square feet of office space on an existing
underutilized infill lot along Morro Rd and Curbaril Ave. As conditioned, the project
incorporates elements that are consistent with the scale and character of the
surrounding neighborhood and consistent with the General Plan's appearance review
requirements, providing conditions for buffering adjacent residential properties,
conditions for additional appearance considerations, and conditions to meet required
building setbacks throughout the project.
Findings
Conditional Use Permit
A Conditional Use Permit is required for all commercial development in excess of
10,000 square feet. The Conditional Use Permit process provides the opportunity for
the public and the Planning Commission to review the specifics of land use proposals,
such as architectural design, site design, landscape, signage, and specific standards of
the Zoning Ordinance. The Planning Commission must make the following five findings
to approve a Conditional Use Permit:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
Staff Comment: As conditioned, the use is consistent with the General Commercial
designation of the General Plan and General Plan Land Use Element Policy 1.1.7,
2.1, and 2.3.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: As conditioned, the proposed project use is consistent with the
zoning designation of Commercial Professional and is consistent with the existing
Planned Development #3 overlay zone.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or 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 office development will not be detrimental to the
general public or working persons health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
ITEM NUMBER: 2
DATE: 02.01.05
Staff Comment: As conditioned, the project is consistent with the character of the
surrounding neighborhood.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Staff Comment: The proposed project and use is consistent with the traffic
projections and road improvements anticipated within the General Plan.
Based on staff's analysis with the incorporation of all conditions of approval, it appears
that all of the required findings for approval of a Conditional Use Permit can be made.
Proposed Environmental Determination
A Draft Mitigated Negative Declaration was circulated to public agencies and interested
members of the public on December 23, 2004. The environmental analysis identified
concerns regarding potential impacts to aesthetics, noise, and traffic. Mitigation
measures pertaining to these resources are included. It is the opinion of staff that the
combination of design features incorporated into the proposed project, mitigation
measures, and conditions of approval will reduce any potential environmental impacts to
a level of insignificance.
Conclusion
The proposed project represents a basic office project within the Commercial
Professional zone. The plans submitted to staff contain inconsistent and conflicting
information as identified in each section of this staff report. As a result, several
conditions of approval have been applied to the Master Plan of Development in order to
make the project consistent with the City's zoning ordinance development standards,
appearance review, and standards required by the Uniform Building Code for office
building development. It is staff's opinion that the proposed project can be approved
with all of the conditions of approval.
ALTERNATIVES
1. The Commission may recommend modifications to the project and/or conditions
of approval for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
ITEM NUMBER: 2
DATE: 02.01.05
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The parcel would retain its designation
of Commercial Professional. The Commission should specify the reasons for
denial of the project and make an associated finding with such action.
PREPARED BY: Steve McHarris, Deputy Community Development Director
Kelly Gleason, Associate Planner
ATTACHMENTS:
Attachment 1:
Location Map, Zoning and General Plan
Attachment 2:
Arborist Report
Attachment 3:
Draft Mitigated Negative Declaration and Initial Study
Attachment 4:
Draft Resolution PC 2005-0010
Attachment 5:
Draft Resolution PC 2005-0011
Attachment 6:
Draft Resolution PC 2005-0012
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 1: Location Map, General Plan and Zoning
Existing General Plan Designation:
General Commercial
Existing Site Zoning:
Commercial Professional/PD-3
Attachment 2: Arborist Report
P.O. Box 1311 Templeton, California 93465
ITEM NUMBER: 2
DATE: 02.01.05
October 19, 2004
Kelly Gearhart
Gearhart Development
Atascadero, California
This report is in regards to the proposed development located near the corner of State
Highway 41 and Curbaril Avenue in Atascadero California. The native trees on this
property consist young to mature white oaks (Quercus lobata) and wast live oaks
(Quercus agrifolia). There are eight proposed removals for this project with a total dbh
of 181 inches. Two of the trees (#8 and #9) do not have significant impacts, however
they are hazard trees with major defects. Tree #8 is the surviving stem of an over -mature
white oak. This tree had a massive failure to the other scaffold and is subject to failure in
the near future. The excess weight in the plane of the lean cannot be mitigated by
pruning. Tree #9 is another white oak adjacent to tree #8 and has been suppressed
throughout its life. The main stem is extremely elongated and will subject to excessive
wind sway and probable failure once tree #8 is removed. A hazard tree evaluation was
performed for both trees and have been attached to this report
We use a tree rating of 1-10 for visually establishing the overall condition of each tree on
the spreadsheet. A rating of zero is used for a dead tree in the potential impact area. A
tree rating of one is used for a tree that has evidence of massive past failures, extreme
disease and is severe decline. A rating of two is for a tree that may be saved with
attention to class 4 pruning, insect/pest eradication and future monitoring. A rating of
three includes trees with some past failures some pests or structural defects that may be
mitigated by pruning. A rating of 4 will include trees that have minor past failures,
excessive deadwood or minor structural defects that can be mitigated with pruning. A
rating of five is a relatively healthy tree with little visual structural and or pest defects. A
rating of six is used for a healthy tree that probably can be left in its natural state. Ratings
7-9 are used for trees that have had proper arboricultural pruning and attention and have
no apparent structural defects. A rating of 10 is used for a specimen tree with perfect
shape, structure and foliage in a protected setting (i.e. park, arboretum).
Trees are numbered in the field with a 2" x 2" plate located on the North side of each tree.
Trees to be removed are flagged with red tape and trees to be saved are flagged with
yellow tape.
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
The owner shall be solely responsible in providing a copy of this tree protection plan to
any and all contractors that encroach within the drip line of any native tree. It is highly
advised that the owner has each contractor sign his copy also. The following mitigation
measures/methods must be fully understood and followed. Any necessary clarification
will be provided by us (the arborists) upon request.
1. Fencing: 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) shall inspect the fence placement once it is erected. This is mandatory for this
project. The fencing is highlighted in orange ink on the grading plans.
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 or bored. All major roots shall be avoided whenever
possible. All exposed roots larger than I" in diameter shall be clean cut with a sharp
pruning tools and not left ragged.
5. Grading Within The Drip -line: Grading should not encroach within the
drip -line. If grading is necessary, construction of retaining walls or tree wells or other
protection measures may be necessary to insure the survivability of the trees. Chip mulch
4-6" in depth may also be required in these areas. Grading should not disrupt the normal
drainage pattern around the trees. Fills should not create a ponding condition and
excavations should not leave the tree on a rapidly draining mound. Grading shall be done
by hand underneath the drip -lines to avoid tearing any roots.
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.
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 compaction.
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
9. Existing Surfaces: The existing ground surface within the drip -line of all oak
trees shall not be cut, filled, compacted or pared.
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.
12. Pre -Construction Meeting: An on-site pre -construction meeting with the
Arborist(s), Owner, Planning Staff, and the earthy moving team shall be required for this
project. Prior to final occupancy, a letter from the arborist(s) shall be required verifying
the health/condition of all impacted trees and providing any recommendations for any
additional mitigation. The letter shall verify that the arborist(s) were on site for all
grading and/or trenching activity that encroached into the drip -line of the selected native
trees, and that all work done in these areas was completed to the standards set forth
above.
The included spreadsheet(s) 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 (trenching, grading, etc.), and individual tree
notes.
Please let us know if we can be of any future assistance to you for this project.
Steven G. Alvarez
Certified Arborist #WE -051 IA
Chip Tamagni
Certified Arborist #6436-A
G� S�
ITEM NUMBER: 2
DATE: 0 : t05
Attachment 2: as lReport
ƒ
�
e
A
S
}
z
}
a
z
g
z
o»\\
z
=
�/
)
\
2
�
�
§
\
}
\
\
\
/
)
�
z/
�
u
y
2=
o
e=
0
0±//
2
a
E
�
e
~
m
�
�
\
/
2
m
E±
u±
E
I
o
z
�
t§
o
f
f
�
f
j
f§
f
f
±
o
z
z
z
z
z
z
z
z
\j
zk
o0
�
�
§
\
z
z
\kik
/
i
/
L
Oz
}/q
w
�
kj2
p
�«
o'/
o
o
'a
0
0
0
0
0
0
j
9§
m
z
z)
z
z
z
z
z
z
\\)}
�
z
--\ 3
o
�®��
F-
�
§
\
\
\
\
\
\
\\\\\
-
q§
a
2//
2
2
2
\
`§
±
\
k
a
2
y$
7
K
a
a
2«
d
�
K
G
¥
2
%
G
\
2
/
/
\
b
§
Lf)
§
oG
j
§§
z/ !
EN«
m
a
i
n#
n
n�
r#
wf
\\ \\/
�
w
nIb§!!
§
§
2
\
%
_
CO@
\
2
/
2
#
w
!%}\(
CO
j)§§§§
LLI
a
�
§(),
~LLJ
�)
/
\
\
\
\
\
\
\
\
�
�
§@§§0
§
CN
M
�
LO
¥
00
a)
�
w
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
TRP x
sus d r a -7
�'p1'4fAng�O/
CITY OF ATASCADERO
TREE REMOVAL PERMIT
SECTION 11.05 B.5
Applicant Gam, �a� .�/�euclo�iu z-ri �
Name
Mailing Address
CA 931122
City, State, Zip '
Cgo s�
Phone
Reason for Removal: Dever /.,e
Site Address:—G/"
List all trees to be removed:
SPECIES
SIZE (dbh)
NUMBER TO BE
REMOVED
CONDITION OF TREE
Ora,-.-
ra/r2.
2.lfJ l.�: ¢ Q4C.
7 /7'ilii
s
•% FCi.i^• ;pv or 1d•ltc L.
Poo, a
3.
4.
5.
6.
Property owner certifies that they have read and understood Atascadero Municipal Code Section
9-11.105. Tree removal is not to facilitate future development. `
A plot plan shall be included showing all proposed improvements on the property, trees to
be removed, and trees to remain. The trees shall correspond with the numbers above.;
Signature of Property Owner Date Signature ofCe- rtified orist Date
Signature, City of Atascadero Date Certification #: VPd5 -OS1/�
Community Development Department 6500 Palma Ave., Atascadero, CA 93422 (805) 461-5035 fax: 461-5036
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
t•, EVALUATION OF HAZARD TREES
' TREE HhEvaluation TreesUrban
AZARDEVALUATION FORM2nd Edition
HAZARD RATING.
[TREE
pAuwnon -e Failure Size target = hazard
ner public private �yunknown other Potential of pan Rating Rating
te: /—/d rd / Inspector mfr vz '� �a rJai z a __immediate action nLeaeae
Needs further inspection
of last inspection: �—
0eaa uee
f�idiQ- RACTERISTICS
Tree f: /T)_ Species:��'�
OBH: �r I at trunks: Height:_"�0 Spread:
Form: generally symmetric _ minor asymmetry gmalur as?mmelry _. stumo sprout stag -healed
_:
Crown class: 1: dominant 9�co-dominanl IJ inlermealdo-'_' suppressed _
Live crown ratio: % Age class: _-3 young _ semi-ri.ature )' mature -_ over-mafure/senescenl
Pruning history: ❑ crown cleaned C excessively thinned C topped __ crown raised C pollarded ] crown reduced _ flush cuts __ :ablea/braced
none ::] mulhpfe pruning events Approx. aates.
s
Special Value: ❑ specimen �&hentagivhrstonc '] vabAfe C unusual [ street uee screen _ shape -- indigenous 9O(OleCed ov qov agency
TREE HEALTH
Fnliaqe color, Qlnormal G chforohc C necrotic Eprcormics? Y N Growth obstruchons:
Foliage density. t4nonnal ..'sparse Leaf size: E] normal ,]small _ stakes �� vnre711es _ signs _ c30les
n
Annual shoot growth: ::7 excellent 3y average ❑ poor Twig Dieoack? Y N 7 curb/pavement _ guards
Woundwood development C excellent K average J poor G none ] Diner
Vigor class: ❑ excellent ® average ;Marr G poor
•y
Major '0i '' ,.� � —v— �'�5/r"
pests/diseases:
SITE CONDITIONS !
Site Character 1!4resfaence C commercial ❑ indusinal C pu:K _ open space ] natural C woodland\foresi Pr opo 5z.f
Landscape type: ^ parkway ] raised bed ❑ container C m--und C lawn _ shrub border ] wind break
Irrigation: Ynone C adequate :: inadequate ❑ excessive __ trunk Nettled
-
Recent site disturbance? Y ]: construction CJ sod disturbance _ grade change '7 line clearing '] srte Gearing
• dripline paved: 10.25% 25-50% 50-75`w. 75-100% Pavement lined? Y N
% dripline w/ fill soil: 10-25% 25-50% 50-75% 75.100%
% dripline grade lowered: .0, 10-25% 25-50% 50-75% 75-100%
Soil problems: ❑ drainage •] shallow J compacted ❑ droughty J'saline _ alkaline C acidic _ small volume :] disease center C history Of fad
] clay _ expansive C slope _ ° aspect:
Obstructions: C lights ] signage C line -of -sight ❑ view C overnead lines L7 underground utilities ❑ traffic ❑ adjacent veg.
Exposure to wind: ❑ single tree below canopy Cl above canopy Areceniy, exposed C windward. canopy edge -]area prone m wrndthrow
p
Prevailing wind direction:. 4i Ld Occurrence of snownce storms ,p.never C1 seldom C regularly
TARGET
Use Under Tree: 0 budding ❑ parking P-Iraffic LApedestn�an C recreation C landscape C hardscape C small features D uhlity lines p r- 100 S
Y
Can target be moved? Y Can use be restricted??,� �
Occupancy: C occasional use C interinyninent use frequent uce C constant use
-
The Intematlonal Society of Arbonculture assumes no responsibility for conclusions or recommendations derived from use of this form.
Specimen: TREE HAZARD EVALUATION FORM, Page 1
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
t•, EVALUATION OF HAZARD TREES
TREE Evaluation
Trees
Urban
HAZARD EVALUATION FORM2nd Edition
SdGAddress. _CJ9 d �w.Y/L �-c c[HAZARD RATING:
'.1ap/Lucatiom��— ure Size Target - Nazard
Owner. public private _� unknown 4100-=—
/ other entiat of part Rating Ralmg
Date 1-16-0 / Inspector _, /�� c�-r ✓ la 4100 - = z Immediate action leedea
Date of last inspection _..�—moi— Needs further inspec.wn
Dead treeTREE gWACTERISTICS
Tree 1:Species: /✓/G<� £1 �i /e. .
DON:[ �r M of trunks: _� Height:_ id Spread: �L
Form: generally symmetric C minor asymmetry fiLfmylor as7mmetry C stump Sproul stag -headed
Crown class: C dominant feco-dominant mtermealS*._ suppressed
Live crown ratio:Ck (6 % Age class: C young C semi-ri.aiure X mature - over-malure/senescent
Pruning history: G crown cleaned C excessively thinned C topped C Crown raised -- poParded :1 crown reduced C tlusn cuts _, :abled/braced
none C multiple pruning events Approx. dates:
Special Value: C specimen ;.bentage/histonc .-wildlife C unusual C street tree ❑ screen -- shaee -- indigenous 9: protected ov gov agency
TREE HEALTH
Foliage color, normal J chlorotic C necrotic Epicomlirs? Y N Growth obstmctrnns:
Foliage density: Itnormal C sparse Leaf size: C normal C small stakes vnre/bes _ signs — cables
Annual shoot growth: C excellent Beverage C poor Twig Oieoack7 Y N ]curb/oavemeni ._ guards
Woundwood development: C excellent 9 average :]poor C none other
Vigor class: C excellent ® average C fair /G poor
Major pests/diseases: /y�O�iC `��•'�fi" /-'p5/%z"'i[ Y"•
SITE CONDITIONS /
Site Character. residence C commercial C indusinal C pare C open space C natural C woodlancNorest Pr opo S-✓
Landscape type: n parkway C raised bed C container C m: and = lawn shruo border wind break
Irrigation: ''none G adequate 'C inadequate C excessive C Runk wertlecl
Recent site disturbance? Y ` construction ❑sod disturbance :: grade change Cline clearing site clearing
• dripfine paved: -0v 10-25% 25-50% 50-75% 75-100% Pavement lined? Y N
• dripline w/ fill sail: g�K 10-25% 25-50% 50-75% 75-100%
% dripline grade lowered: epA 10.25% 25-50% 50-75% 75-100%
Soil problems: ❑ drainage �] shallow ❑ compacted ❑ droughty E: saline C alkaline C acidic . small volume -- disease center C history of !all
C clay : expansive C slope -I aspect:
Obstructions: C lights 'Zsignage Cline -of -sight C view C overhead lines :]underground utilities traffic C adjacent veg. C _
Exposure to wind: C single tree C below canopy C above canopy Arecenlly exposed C windward. canopy edge C area prone to wmdthrow
i
Prevailing wind direclian: Occurrence of snowhce storms Anever C seldom u regularly
TARGET
use under Tree: A building C parking. traffic JL�,pedestnan C recreation C landscape C hardscape C small features C utility lines P,- ono S �L
v
Can target be moved? Y p Can use be restricted,?C�
-.�Y
Occupancy: C occasional use C intermittent use J frequent use C constant use
The International Society of Arboriculture assumes no responsibility for conclusions or recommendations derived from use of this form.
Specimen: TREE HAZARD EVALUATION FORM, Page I
ITEM NUMBER
DATE:
Attachment 2: Arborist Report
NOW
CO a, 12 e-__
02.01.05
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 2: Arborist Report
d -s
iF
I; y
4
Y
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 3: Proposed Mitigated Negative Declaration and Initial Study
See Following
ITEM NUMBER: 2
DATE: 02.01.05
Attachment 4: Draft Resolution PC 2005-0010
DRAFT RESOLUTION PC 2005-0010
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING
PROPOSED MITIGATED NEGATIVE DECLARATION 2004-0054
PREPARED FOR TENTATIVE TRACT MAP 2004-0050 AND
CONDITIONAL USE PERMIT 2003-0089
ON APN 031-161-024
(Curbaril Business Center — Gearhart/Shannon)
WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave;
Atascadero, CA 93422), Applicant, and Robert Shannon (PO Box 2612, Atascadero, CA
93423), Owner, for a Conditional Use Permit to establish a Master Plan of Development and
corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site
located on APN 031-161-024; and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2004-0054
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 February 1, 2005 following the close of the review period to consider the Initial Study and
Proposed Mitigated Negative Declaration; and,
NOW THEREFORE, the Planning Commission of the City of Atascadero, hereby
resolves to certify Proposed Mitigated Negative Declaration 2004-0054 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,
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,
ITEM NUMBER: 2
DATE: 02.01.05
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,
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
Bob Kelley
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: 2
DATE: 02.01.05
Exhibit A Proposed Mitigated Negative Declaration 2004-0054
See Following
ITEM NUMBER: 2
DATE: 02.01.05
ATTACHMENT 5: Draft Resolution PC 2005-0011
DRAFT RESOLUTION PC 2005-0011
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2003-0089 (MASTER PLAN OF
DEVELOPMET) ON APN 031-161-024
(Curbaril Business Center - Gearhart/Shannon)
WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave;
Atascadero, CA 93422), Applicant and Robert Shannon (PO Box 2612, Atascadero, CA 93423),
Owner, for a Conditional Use Permit to establish a Master Plan of Development and
corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site
located on APN 031-161-024; and,
WHEREAS, the site's General Plan Designation is GC (General Commercial); and,
WHEREAS, the site's zoning district is CP/PD-3 (Commercial Professional with a
Planned Development 3 overlay zone); and,
WHEREAS, projects in excess of 10,000 square feet requires the adoption of a
Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0054 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 was held by the Planning
Commission of the City of Atascadero at which hearing evidence, oral and documentary, was
admitted on behalf of said Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on February 1, 2005, studied and considered Conditional Use Permit (CUP
2003-0089), after first studying and considering the Draft Mitigated Negative Declaration
prepared for the project, and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
ITEM NUMBER: 2
DATE: 02.01.05
SECTION 1. Findings for approval of Master Plan of Development. 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 Planned Development 3 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. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 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. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on February 1, 2005, resolved to approve the Master Plan of
Development (CUP 2003-0089) and Tree Removal Permit subject to the following:
EXHIBIT A:
Conditions of Approval
EXHIBIT B:
Master Plan of Development/Site Plan
EXHIBIT C:
Landscape Plan
EXHIBIT D:
Grading and Drainage Plan
EXHIBIT E:
Utility Plan
ITEM NUMBER: 2
DATE: 02.01.05
EXHIBIT F: Elevations and Floor Plans
EXHIBIT G: Color and Materials Board
EXHIBIT H: Tree Protection Plan
On motion by Commissioner , and seconded by Commissioner
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Bob Kelley
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
the
ITEM NUMBER: 2
DATE: 02.01.05
Exhibit A: Conditions of Approval/Mitigation Monitoring
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
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 Department Standard Conditions
1. This conditional use permit shall be for a 20,000 square foot office center master
PS
plan.
2. The approval of this use permit shall become final and effective for the purposes
FM
PS
of issuing building permits fourteen (14) days following the Planning Commission
approval unless prior to the time, an appeal to the decision is filed as set forth in
Section 9-1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the authority to approve
BP/FM
PS
the following minor changes to the project that (1) modify the site plan project by
less than 10%, (2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive to the Master Plan of
Development. The Planning Commission shall have the final authority to
approve any other changes to the Conditional Use Permit.
4. The granting of this entitlement shall apply to the property located at 7955
On going
PS
Curbaril Ave. (APN 031-161-024) regardless of owner.
5. Approval of this Conditional Use Permit shall be valid for twenty -four (24)
BP/FM
PS
months after its effective date. At the end of the period, the approval shall expire
and become null and void unless the project has received a building permit.
6. The applicant and/or subsequent owners shall defend, indemnify, and hold
ongoing
harmless the City of Atascadero or its agents, officers, and employees against
any claim or action brought to challenge an approval by the city, or any of its
entities, concerning the proposed development.
7. All subsequent Tract Map and construction permits shall be consistent with the
Master Plan of Development contained herein.
8. Prior to final map, the applicant shall submit CC&Rs or similar maintenance
mechanism for review and approval by the Community Development
Department. The maintenance agreement shall record with the Final Map and
shall include the following:
■ Provisions for maintenance of all common areas including access,
parking, perimeter walls, and landscaping.
■ A detailed list of each individual owner's responsibilities for maintenance
of the individual units.
■ A provision for review and approval by the City Community Development
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
Department for any changes to the maintenance agreement that relate to
the above requirements prior to the changes being recorded or taking
effect.
9. Prior to issuance of any building or grading permits for the site, the applicant
shall receive an approved Administrative Use Permit for a Master Sign Program.
All signage shall be required to be architecturally compatible with the buildings
and shall meet current code requirements.
10. All exterior elevations, finish materials, and colors shall be consistent with the
BP
PS
Master Plan of Development as shown in EXHIBIT B with the following
modifications:
• All exterior material finishes shall be durable, high quality, and consistent
with the architectural appearance;
• Tower elements shall be provided on the Lot 9 building;
• Trash enclosures in front of buildings shall be smooth stucco finish
consistent with the building design and shall be screened by landscaping
and shall include solid metal doors. Enclosures adjacent to property lines
shall be constructed of dark color split face block and shall include solid
metal doors;
• All mechanical equipment shall be screened by landscaping or
architecturally compatible enclosures;
• Any exterior light fixtures shall be compatible with building design, subject to
staff approval.
• Stucco siding shall be smooth finish. No machine finishes will be permitted.
• Colors compatible with the overall design theme shall be required to be
submitted during building permit review and shall be subject to staff
approval.
• Awnings shall be open sided with decorative supports, subject to staff
approval.
• Windows throughout the project shall be consistent. Windows shall be
anodized bronze or similar dark color and shall be consistent with the
architectural elevations for the two-story building as noted in EXHIBIT F.
• All roofing shall be Spanish tile with varied coloration, subject to staff
approval.
• All buildings shall include consistent accent features and materials including
building bases, tile accent features, and finish roof details.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
11. Interior access shall be required to be shown on the building permit submittal. No
exterior ladders for roof access shall be permitted unless both interior and
exterior access is required per building code.
12. Buildings shall include a minimum of 3 colors and shall be used to accentuate
BP/FM
PS
architectural features as appropriate, subject to staff approval.
13. All site work, grading, and site improvements shall be consistent with the Master
BP/FM
PS
Plan of Development and grading and drainage plan as shown in EXHIBIT B and
D with the following modifications:
■ Buildings on lots 7 through 9 shall be located directly adjacent to the
pedestrian sidewalk.
■ Tree wells shall be a minimum of 4 feet by 4 feet with decorative grates,
subject to staff approval.
■ Lot 7 shall be redesigned with the same one-story building as proposed on
Lot 1 in order to meet PD -3 requirements for setbacks from residential
property.
■ Outdoor benches and tables shall be provided between proposed buildings
at a minimum of 1 table set per every two lots. Outdoor furniture shall be
durable, high quality, and shall be dark colored and shall be shown on the
final landscape plan to be approved prior to building permit issuance.
■ Paved parking space length shall be reduced to 16 feet with a two foot
overhang of extended sidewalk area.
14. A final landscape and irrigation plan shall be approved prior to building permit
BP
PS
issuance and shall be included as part of site improvement plan consistent with
EXHIBIT C and including the below listed modifications/clarifications:
■ The landscape plan shall include the correct building footprints and shall be
updated to include all conditions of approval.
■ All exterior meters, air conditioning units, and mechanical equipment shall
be screened with landscape material. Trash/recycle container areas shall
be screened with fencing or landscape.
■ 24" box London Plane trees shall be installed along the Morro Rd. and
Curbaril Ave. frontage at 30' on center.
■ Street trees along the Morro Rd and Curbaril Ave frontages shall be placed
in the planter area adjacent to the sidewalk consistent with existing street
tree pattern.
■ Screen trees along the east and west property edges shall be evergreen
pine or Arizona Cyprus. Accent trees in between buildings shall be
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
evergreen Magnolias to provide additional screen layer.
• All common space areas shall be landscaped prior final. Landscaping shall
include minimum 15 -gallon sized shade trees within the tree wells at a
minimum 30 feet on center, installation of screen trees along property
boundaries, and parking lot shade trees located adjacent to the trash
enclosures.
• A solid block wall shall be required adjacent to all residential uses and
properties as required by code. Perimeter walls shall include column or
similar protruding elements to break up the length of the wall at a minimum
spacing of 50 feet.
• Perimeter and retaining walls shall be constructed of dark colored split
face block or other decorative material, and shall include a decorative
finish cap, subject to staff approval. No barriers or fencing shall be
permitted between adjacent office buildings.
15. All uses shall conform to parking standards and no use shall exceed a
required parking ratio of 1 space per 400 square feet. No health care or
professional offices shall be permitted unless parking standards can be met
per code requirements.
16. Removal of native trees shall be mitigated pursuant to the Atascadero Native
Tree Ordinance.
17. The developer shall contract with a certified arborist during all phases of
project implementation. The certified arborists shall be responsible for
monitoring the project during all phases of construction through project
completion, as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to
the issuance of building/grading permits.
(b) Arborist shall schedule a pre -construction meeting with engineering
/planning staff, grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing
and trunk protection shall be installed for inspection during the meeting.
Tree protection fencing shall be installed 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
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
and do not grade nor compact. Install porous pavers over a three-inch
bed of 3/4 inch granite covered with one -inch pea gravel for screeding.
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.
■ A tree well shall be constructed a minimum of 10 feet from the trunk of
the native tree to remain.
(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.
Fire Marshal
18. A NFPA 13 Fire Safety Sprinkler system is required to be installed
BP
FD/BS
conforming to CBC, UFC, and City of Atascadero standards. System shall be
designed by a licensed contractor and reviewed and approved by a licensed
Fire Protection Engineer prior to submitting plans to the Fire Department.
19. Address signage design shall be provided prior to issuance of any building
BP
FD/PS
permits.
20. Fire hydrant spacing shall be reviewed and approved by the fire department
FM
FD
prior to recordation of the final map.
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Drainage:
21. Obtain approval by the City Engineer of the grading & drainage plan and the
BP, GP
CE
storm drain design & facilities.
22. Submit calculations to support the design of any structures or pipes. Closed
BP, GP
CE
conduits shall be designed to convey the 10 -year flow with gravity flow, the 25 -
year flow with head, and provide safe conveyance for the 100 year overflow.
Calculations shall evaluate impact of development on existing system and
Atascadero Creek.
23. Provide for the detention of the 50 year developed storm runoff, while metering
BP, GP
CE
out the 2 year undeveloped storm runoff. Metered runoff must follow existing
drainage patterns.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
24. Show the method of dispersal at all pipe outlets. Include specifications for size &
BP, GP
CE
type.
25. Acquire drainage easements where needed. Drainage shall cross lot lines only
BP, GP
CE
where a drainage easement has been provided.
26. Concentrated drainage from off-site areas shall be conveyed across the project
BP, GP
CE
site in drainage easements. Acquire drainage easements where needed.
Drainage shall cross lot lines only where a drainage easement has been
provided. If drainage easement can not be obtained the storm water release
must follow the exact historic path, rate and velocity as prior to the subdivision.
Public Improvements and Maintenance:
Curbaril
27. 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.
28. The City Engineer and City Attorney shall approve the final form prior to
recordation.
29. All public improvements shall be constructed in conformance with the City of
BP, GP
CE
Atascadero Engineering Department Standard Specifications and Drawings or
as directed by the City Engineer.
30. Full frontage improvements are required with this development. These include
BP, GP
CE
curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted
detailing the design.
31. Applicant shall overlay Curbaril Avenue to the centerline plus 10 feet.
32. Prior to issuance of building permits, the applicant shall submit a grading and
BP, GP
CE
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
33. The Public Works Department shall approve all wastewater facilities prior to
BP, GP
WW
construction. This includes pumps, force mains, cleanouts, manholes and
connections.
34. Applicant shall pay sewer extension (annexation) fees upon issuance of building
BP, GP
WW
permit. Sewer Connection and Reimbursement fees shall be payable upon
actual connection of the building sewer to the public sewer system.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
p
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
35. Gravity mains and other sewer facilities within the subdivision shall be privately
BP, GP
WW
owned and maintained.
36. Gravity mains within the subdivision shall be eight (8) inches in diameter.
BP, GP
WW
37. Gravity main onsite shall end in a manhole.
BP, GP
WW
STANDARD CONDITIONS
38. All public improvements shall be constructed in conformance with the City of
BP, GP
CE
Atascadero Engineering Department Standard Specifications and Drawings or
as directed by the City Engineer.
39. In the event that the applicant is allowed to bond for the public improvements
FM
CE
required as a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
40. 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.
41. The Subdivision Improvement Agreement shall record concurrently with the Final
FM
CE
Map.
42. The applicant shall be responsible for the relocation and/or alteration of existing
BP, GP
CE
utilities.
43. 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.
44. The applicant shall monument all property corners for construction control and
FM
CE
shall promptly replace them if disturbed.
45. The applicant shall acquire title interest in any off-site land that may be required
FM
CE
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.
46. Slope easements shall be provided as needed to accommodate cut of fill slopes.
FM
CE
47. Drainage easements shall be provided as needed to accommodate both public
FM
CE
and private drainage facilities.
48. The final map shall be signed by the City Engineer prior to the map being placed
FM
CE
on the agenda for City Council acceptance.
49. 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
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
approval by the City in accordance with the Subdivision Map Act and the City's
Subdivision Ordinance.
50. Prior to recording the tract map, the applicant shall set monuments at all new
FM
CE
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.
51. Prior to recording the tract map, the applicant shall pay all outstanding plan
check/inspection fees.
52. Prior to recording the map, the applicant shall complete all improvements
FM
CE
required by these conditions of approval
53. 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.
54. Upon recording the final map, the applicant shall provide the City with a black
FM
CE
line clear Mylar (0.4 mil) copy and a blue line print of the recorded map.
55. 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.
56. Prior to the final inspection, the applicant shall submit a written certification from
BP, GP
CE
a registered civil engineer or land surveyor that all survey monuments have been
set as shown on the final map.
57. An encroachment permit shall be obtained prior to any work within City rights of
BP, GP
CE
way.
58. Prior to the issuance of building permits the applicant shall submit a grading and
BP, GP
CE
drainage plan prepared by a registered civil engineer for review and approval by
the City Engineer.
Atascadero Mutual Water Company Standard Conditions
59. 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.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
60. Before the start of construction on the water system improvements, the
applicant shall pay all installation and connection fees required by AMWC.
Subject to the approval of AMWC, the applicant may enter in to a "deferred
connection" agreement.
61. Before issuance of building permits, the applicant shall obtain a "Will Serve"
letter from AMWC for the newly created lots within the subdivision.
62. 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.
63. The applicant is responsible for designing and constructing water system
improvements that will provide water at pressures and flows adequate for the
domestic and fire protection needs of the project.
64. The applicant shall obtain a separate landscape -irrigation meter from AMWC
for the common areas within the project. Landscaping for common areas
shall be drought -tolerant. The landscaping for common areas shall conform
to the mitigation measures noted in Table II -7, Hydrology and Water Quality,
of the General Plan 2025. The applicant shall keep the use of turf grass in
common area landscaping and in other areas to a minimum.
Mitigation Monitoring Program
Mitigation Measure 1.c.1: A landscape plan prepared by a qualified professional
is required. Landscaping shall consist of City approved street trees placed a
minimum of 30 feet on center. All street trees shall be 24" box size. All other
landscape trees and shrubs shall be a minimum 15 -gallon size.
Mitigation Measure 1.c.2: Evergreen screen trees shall be incorporated into the
landscape plan where the proposed project is adjacent to residential uses.
Mitigation Measure 1.d: All lighting shall be designed to eliminate any off site
glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole height shall not exceed
15 -feet in height, shall limit intensity to 2.0 foot candles at ingress /egress, and
shall otherwise provide a 0.6 foot candle minimum to 1.0 maximum in parking
areas. The proposed lighting plan shall accomplish a zero footcandle reading at
the property line. Fixtures shall be shield cut-off type. Wall mounted fixtures at
rear of buildings facing adjacent properties, except at exits, shall be avoided.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
CUP 2003-0089
Curbaril Office Development
P
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 3.b.1: 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.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
CUP 2003-0089
Curbaril Office Development
P
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all
applicable District regulations pertaining to the control of fugitive dust (PM -10) as
contained in section 6.4 of the Air Quality Handbook. All site grading and
demolition plans notes shall list the following regulations:
A. All material excavated or graded shall be sufficiently watered to prevent
excessive amounts of dust. Watering shall occur at least twice daily with
complete coverage, preferably in the late morning and after work is finished
for the day.
B. All clearing, grading, earth moving, or excavation activities shall cease during
periods of high winds (i.e. greater than 15 mph averaged over one hour) so
as to prevent excessive amounts of dust.
C. All material transported off-site shall be either sufficiently watered or securely
covered to prevent excessive amounts of dust.
D. The area disturbed by clearing, grading, earth moving, or excavation
operations shall be minimized so as to prevent excessive amounts of dust.
E. Permanent dust control measured identified in the approved project
revegetation and landscape plans shall be implemented as soon as possible
following completion of any soil disturbing activities.
F. Exposed ground areas that are planned to be reworked at dates greater than
one month after initial grading shall be sown with fast -germinating native
grass seed and watered until vegetation becomes established.
G. All disturbed areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods in advance by
the APCD.
H. All roadways, driveways, sidewalks, etc. to be paved shall be completed as
soon as possible. In addition, structural foundations shall be completed as
soon as possible following building pad construction.
I. On-site vehicle speed shall be limited to 15 mph for any unpaved surface.
J. All unpaved areas with vehicle traffic shall be watered at least twice per day,
using non -potable water.
K. Streets adjacent to the project site shall be swept daily to remove silt which
may have accumulated from construction activities so as to prevent excessive
amounts of dust from leaving the site.
L. Wheel washers may be required when significant offsite import or export of fill
is involved.
M. Large canopy shade trees shall be provided along street frontages and within
parking areas to shade paved areas and minimize urban heat build-up.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2003-0089
/Monitoring
Measure
PS: Planning Services
Curbaril Office Development
P
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
FO: Final Occupancy
Mitigation Measure 4.e.1: Grading and excavation and grading work shall be
consistent with the City of Atascadero Tree Ordinance. Special precautions when
working around native trees include:
A. All existing trees outside of the limits of work shall remain.
B. Earthwork shall not exceed the limits of the project area.
C. Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
D. Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
E. 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.
F. Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal.
Mitigation Measure 4.e.2: The removal of identified native oak trees shall be
mitigated per the requirements of the Atascadero Native Tree Ordinance.
Mitigation Measure 6.b.1: All disturbed areas, not shown on the project
landscape plan for landscaping shall be landscaped with one or more of the plant
materials listed on the landscape plan legend. All elevated pads shall be
landscaped with appropriate shrubs and shall be contoured to blend naturally
with the finished and/or existing grade. Duration of the project: The contractor will
be responsible for the clean-up of any mud or debris that is tracked out on to EI
Camino Real by construction vehicles.
Mitigation Measure 6.c.d: A soils report shall be required to be submitted with a
future building permit by the building department. The building plans will be
required to follow the recommendations of the soils report to assure safety for
residents and buildings. Any excavation recommendations that encroach into the
20 -foot creek setback area shall address creek bank stability and shall be
reviewed by the project biologist. The property contains no unusual geological
formations.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted and approved by the City
Engineer prior to the issuance of the building permit. The plan shall include storm
water measures for the operation and maintenance of the project for the review
and approval of the City Engineer. The Building Permit application plans shall
identify Best Management Practices (BMPs) appropriate to the uses conducted on
site that effectively prohibit the entry of pollutants into storm water runoff.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval / Mitigation Monitoring Program
CUP 2003-0089
Curbaril Office Development
P
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures
are implemented. Failure to comply with the approved construction Best
Management Practices will result in the issuance of correction notices, citations,
or stop work orders.
Mitigation Measure 11.d.1: All construction activities shall comply with the City of
Atascadero Noise Ordinance for hours of operation, and as follows:
Construction activities shall be limited to the following hours of
operation:
• 7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday
• No construction on Sunday
The Community Development Director upon a determination that unusually
loud construction activities are having a significant impact on the neighbors
may modify the hours of construction.
Failure to comply with the above-described hours of operation may result in
withholding of inspections and possible construction prohibitions, subject to
the review and approval of the Planning Commission.
Exhibit B: Master Plan of Development / Site Plan
UQ � U
� W
Two-story Q
building to be
replaced with one-
story building
designed for Lot 1
1
I
ITEM NUMBER
DATE:
R � t 8yk
a ✓!S . q
b Y�
Buildings shifted
toward sidewalk to
meet PD -3
standards
M 3lVLS
woa 0&&O
PV -- j
13
N
CO
L
W
N
J
UQ � U
� W
Two-story Q
building to be
replaced with one-
story building
designed for Lot 1
1
I
ITEM NUMBER
DATE:
R � t 8yk
a ✓!S . q
b Y�
Buildings shifted
toward sidewalk to
meet PD -3
standards
M 3lVLS
woa 0&&O
PV -- j
13
Exhibit C: Landscape Plan
r fl ! I
Nil
I.ii
tl I I,I it 1.1{Ilii !� I:
I iii
{ li ,Ili 1 � ,H It (il!I{il�' I' ►' If .i if
!� �� � III i; !I��II;I'I•t i;
1 II !li I'iI1lI ijl`t�;!I�! 'jl"!ijlli4l!i }i! f�;it
ITEM NUMBER
DATE:
A
Landscaping
screening per
conditions for
adjacent residential
property / uses
2
UZ.UI.US
,n
110
NOTE: Landscape plan to be
drawn in conformance with Master
Plan of Development to include
corrected building footprints and
to incorporate all conditions of
approval, prior to issuance of
building permits.
Tree wells to be
a minimum of 4
feet by 4 feet
Street trees to
be located in
landscape
planters
► a
! li ll 1i�j►�; !I!,t , i
!,!
,
li!I!lil i!I'! till l!I'
�, .,
II
,I
� 1j;
t'•.I►h,j, ;ii!I!! Illji till ��!
li
Landscaping
screening per
conditions for
adjacent residential
property / uses
2
UZ.UI.US
,n
110
NOTE: Landscape plan to be
drawn in conformance with Master
Plan of Development to include
corrected building footprints and
to incorporate all conditions of
approval, prior to issuance of
building permits.
Tree wells to be
a minimum of 4
feet by 4 feet
Street trees to
be located in
landscape
planters
ITEM NUMBER: 2
DATE: 02.01.05
Exhibit D: Grading and Drainage Plan
Yn
ILa
i
Irl
Y
4P
iP
ag I •�'
�
V
I
•, -1 '•" �
of r �F'� I
? !r t - r %� I t'yt�i
e i _
r '
I
/r
i;
l ' AV
_l
.
- I
f
y AYaI IN
3(Y1S
Exhibit E: Utility Plan
Loft
*OAD
ITEM NUMBER
DATE:
2
UZ.UI.UO
Exhibit F: Elevations and Floor Plans
Awnings to be
open ended
with decorative SWC;
supports
TT
i
NGR;} �I.era : r7N
ITEM NUMBER: 2
DATE: 02.01.05
I'
- --- - - - ---•per-
EA 1N6 :AT.)talik ON
:aria+ ra Ew�r4
W.�T lank +1)
NOTE: All elevations to be modified per conditions
of approval and per adopted exhibit notes. Elevations
shown in these exhibits do not reflect all
modifications necessary to meet conditions of
approval. Modifications shall be reviewed and
approved by staff during building permit review.
ITEM NUMBER
DATE:
Exhibit F: Elevations and Floor Plans
Awnings to be
open ended
with decorative
supports
Entry feature and
design to be per
architect
drawings shown
above
��.mocca �pa�
.+cw�roar ---
--. IT.000 60iT -_y
�x
wiwr...ce.c - _� .I �--■
RSrsFrT 6LMATfON
ec.s •.r.,c
-- -.-_q IM
I
L -M !M M
�Y.CG !Lr/ATGN
o4•■Y•■♦
m�.
L
♦oo■.iso
NOTE: All elevations to be modified per conditions
of approval and per adopted exhibit notes. Elevations
shown in these exhibits do not reflect all
modifications necessary to meet conditions of
approval. Modifications shall be reviewed and
approved by staff during building permit review.
02.01.05
Windows
throughout
project to be
consistent with
this elevation
ITEM NUMBER
DATE:
Exhibit F: Elevations and Floor Plans
.•.r .its
OL
02.01.05
.- - - ---i -- -- - -.1
Exhibit G: Color and Materials
Spanish tile
roofing for all
hipped roof -
elements. No -
metal roofing
shall be
permitted
ITEM NUMBER: 2
DATE: 02.01.05
ko
All roof elements
to be consistent
throughout
project
, - ri
I
NOTE: All elevations to be modified per conditions
of approval and per adopted exhibit notes.
Elevations shown in these exhibits do not reflect all
modifications necessary to meet conditions of
approval. Modifications shall be reviewed and
approved by staff during building permit review.
Exhibit G: Color and Materials
EVERGREEN
X 1 i MISTY (BASE 200) X-86 SANDSTONE (BASE 200)
CALISTOGA I W-1— Edge
OAKRIDGE I M.."'IIi„ 1 -1l ,
ITEM NUMBER: 2
DATE: 02.01.05
SLATE GRAY I Stacked Stone
NOTE: Color and Materials subject change
based on conditions of approval. All colors
and materials shall be reviewed and approved
by staff prior to building permit issuance.
ITEM NUMBER
DATE:
Exhibit H: Tree Protection Plan
, , I .,� " '.. �, s
2
uc.0 1.u3
ITEM NUMBER: 2
DATE: 02.01.05
ATTACHMENT 6: Draft Resolution PC 2005-0012
DRAFT RESOLUTION PC 2005-0012
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 2004-0050 A NINE LOT SUBDIVISION
CONSISTENT WITH A MASTER PLAN OF DEVELOPMENT
ON APN 031-161-024
(Curbaril Business Center - Gearhart/Shannon)
WHEREAS, an application has been received from Kelly Gearhart (6205 Alcantara Ave;
Atascadero, CA 93422), Applicant and Robert Shannon (PO Box 2612, Atascadero, CA 93423),
Owner, for a Conditional Use Permit to establish a Master Plan of Development and
corresponding Tentative Tract Map to establish a 9 -lot office development on a 1.46 acre site
located on APN 031-161-024; and,
WHEREAS, the site's General Plan Designation is GC (General Commercial); and,
WHEREAS, the site's zoning district is CP/PD-3 (Commercial Professional with a
Planned Development 3 overlay zone); and,
WHEREAS, projects in excess of 10,000 square feet requires the adoption of a
Conditional Use Permit; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2004-0054 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 was held by the Planning
Commission of the City of Atascadero at which hearing evidence, oral and documentary, was
admitted on behalf of said Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on February 1, 2005, studied and considered Tentative Tract Map (TTM
2004-0050), after first studying and considering the Draft Mitigated Negative Declaration
prepared for the project, and
ITEM NUMBER: 2
DATE: 02.01.05
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 finds as follows:
The proposed subdivision, design and improvements as conditioned, is consistent with
the General Plan and applicable zoning requirements, including provisions of the PD -3
overlay district.
2. The proposed subdivision, as conditioned, is consistent with the proposed Master Plan of
Development (CUP 2003-0089).
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. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on February 1, 2005, resolved to approve Tentative Tract Map (TTM
2004-0050) subject to the following:
EXHIBIT A: Tentative Tract Map
EXHIBIT B: Conditions of Approval/Mitigation Monitoring
ITEM NUMBER: 2
DATE: 02.01
On motion by Commissioner , and seconded by Commissioner
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Bob Kelley
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
the
Exhibit A: Tentative Tract Map
'Oft ROAD
—Ar
��II�III�11�1�II�� Y
Y
ITEM NUMBER
DATE:
2
VL.V I.VJ
ITEM NUMBER: 2
DATE: 02.01.05
Exhibit B: Conditions of Approval / Mitigation Monitoring
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
BP: Building Permit
BS: Building Services
TTM 2004-0050
SIP: Subdivision
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
Occupancyary
Occupancy
WW: Wastewater
CA:CilyAttomey
Fl: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
Planning Services
1. The approval of this Tentative Parcel Map shall not become final and
FM
PS
effective following approval of Conditional Use Permit 2003-0089.
2. Approval of this Tentative Parcel Map shall be valid for two years after
FM
PS
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 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 Parcel Map shall be subject to additional fees for park or
FM
PS
recreation purposes (QUIMBY Act) as required by City Ordinance.
5. The granting of this entitlement shall apply to the property located at
On going
PS
7955 Curbaril Ave. (APN 031-161- 024) regardless of owner.
6. The Final Map shall be 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.
7. 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.
8. The final map shall be consistent with the approved Master Plan of
Development (CUP 2003-0089) for the project site including building
envelope locations.
9. Prior to final map, the applicant shall submit CC&Rs or similar
maintenance mechanism for review and approval by the Community
Development Department. The maintenance agreement shall record
with the Final Map and shall include the following:
■ Provisions for maintenance of all common areas including access,
parking, perimeter walls, and landscaping.
■ A detailed list of each individual owner's responsibilities for
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
maintenance of the individual units.
■ A provision for review and approval by the City Community
Development Department for any changes to the maintenance
agreement that relate to the above requirements prior to the
changes being recorded or taking effect.
Fire Marshal
10. A NFPA 13 Fire Safety Sprinkler system is required to be installed
BP
FD/BS
conforming to CBC, UFC, and City of Atascadero standards.
System shall be designed by a licensed contractor and reviewed
and approved by a licensed Fire Protection Engineer prior to
submitting plans to the Fire Department.
11. Address signage design shall be provided prior to issuance of any
BP
FD/PS
building permits.
12. Fire hydrant spacing shall be reviewed and approved by the fire
FM
FD
department prior to recordation of the final map.
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Drainage:
13. Obtain approval by the City Engineer of the grading & drainage plan
BP, GP
CE
and the storm drain design & facilities.
14. Submit calculations to support the design of any structures or pipes.
BP, GP
CE
Closed conduits shall be designed to convey the 10 -year flow with
gravity flow, the 25 -year flow with head, and provide safe conveyance
for the 100 year overflow. Calculations shall evaluate impact of
development on existing system and Atascadero Creek.
15. Provide for the detention of the 50 year developed storm runoff, while
BP, GP
CE
metering out the 2 year undeveloped storm runoff. Metered runoff
must follow existing drainage patterns.
16. Show the method of dispersal at all pipe outlets. Include specifications
BP, GP
CE
for size & type.
17. Acquire drainage easements where needed. Drainage shall cross lot
BP, GP
CE
lines only where a drainage easement has been provided.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
18. Concentrated drainage from off-site areas shall be conveyed across
BP, GP
CE
the project site in drainage easements. Acquire drainage easements
where needed. Drainage shall cross lot lines only where a drainage
easement has been provided. If drainage easement can not be
obtained the storm water release must follow the exact historic path,
rate and velocity as prior to the subdivision.
Public Improvements and Maintenance:
Curbaril
19. The applicant must provide for the repair and maintenance of on-site
FM
CE
shared improvements. This includes roads, sidewalks, street trees,
streetlights, private sewer system, drainage facilities, recreation areas
and common landscaping.
20. The City Engineer and City Attorney shall approve the final form prior
to recordation.
21. All public improvements shall be constructed in conformance with the
BP, GP
CE
City of Atascadero Engineering Department Standard Specifications
and Drawings or as directed by the City Engineer.
22. 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.
23. Applicant shall overlay Curbaril Avenue to the centerline plus 10 feet.
24. Prior to issuance of building permits, the applicant shall submit a
BP, GP
CE
grading and drainage plan with a separate sheet(s) devoted to
sedimentation and erosion control, prepared by a registered civil
engineer for review and approval by the City Engineer.
SANITARY SEWER CONDITIONS
25. The Public Works Department shall approve all wastewater facilities
BP, GP
WW
prior to construction. This includes pumps, force mains, cleanouts,
manholes and connections.
26. Applicant shall pay sewer extension (annexation) fees upon issuance
BP, GP
WW
of building permit. Sewer Connection and Reimbursement fees shall
be payable upon actual connection of the building sewer to the public
sewer system.
27. Gravity mains and other sewer facilities within the subdivision shall be
BP, GP
WW
privately owned and maintained.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
28. Gravity mains within the subdivision shall be eight (8) inches in
BP, GP
WW
diameter.
29. Gravity main onsite shall end in a manhole.
BP, GP
WW
STANDARD CONDITIONS
30. All public improvements shall be constructed in conformance with the
BP, GP
CE
City of Atascadero Engineering Department Standard Specifications
and Drawings or as directed by the City Engineer.
31. 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.
32. An engineer's estimate of probable cost shall be submitted for review
FM
CE
and approval by the City Engineer to determine the amount of the
bond.
33. The Subdivision Improvement Agreement shall record concurrently
FM
CE
with the Final Map.
34. The applicant shall be responsible for the relocation and/or alteration of
BP, GP
CE
existing utilities.
35. The applicant shall install all new utilities (water, gas, electric, cable TV
BP, GP
CE
and telephone) underground. Utilities shall be extended to the property
line frontage of each lot or its public utility easement.
36. The applicant shall monument all property corners for construction
FM
CE
control and shall promptly replace them if disturbed.
37. 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.
38. Slope easements shall be provided as needed to accommodate cut of
FM
CE
fill slopes.
39. Drainage easements shall be provided as needed to accommodate
FM
CE
both public and private drainage facilities.
40. The final map shall be signed by the City Engineer prior to the map
FM
CE
being placed on the agenda for City Council acceptance.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
41. Prior to recording the tract map, the applicant shall submit a map
FM
CE
drawn in substantial conformance with the approved tentative map and
in compliance with all conditions set forth herein. The map shall be
submitted for review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
42. Prior to recording the tract map, the applicant shall set monuments at
FM
CE
all new property corners. A registered civil engineer or licensed land
surveyor shall indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
43. Prior to recording the tract map, the applicant shall pay all outstanding
plan check/inspection fees.
44. Prior to recording the map, the applicant shall complete all
FM
CE
improvements required by these conditions of approval
45. Prior to recording the tract map, the applicant shall have the map
FM
CE
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that
may be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the map.
46. 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.
47. Prior to the final inspection of any public improvements, the applicant
FM
CE
shall submit a written statement from a registered civil engineer that all
work has been completed and is in full compliance with the approved
plans.
48. Prior to the final inspection, the applicant shall submit a written
BP, GP
CE
certification from a 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
BP, GP
CE
rights of way.
50. Prior to the issuance of building permits the applicant shall submit a
BP, GP
CE
grading and drainage plan prepared by a registered civil engineer for
review and approval by the City Engineer.
Atascadero Mutual Water Company Standard Conditions
51. Before the issuance of building permits, the applicant shall submit
plans to AMWC for the water distribution facilities needed to serve
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
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 the start of construction on the water system improvements,
the applicant shall pay all installation and connection fees required
by AMWC. Subject to the approval of AMWC, the applicant may
enter in to a "deferred connection" agreement.
53. Before issuance of building permits, the applicant shall obtain a "Will
Serve" letter from AMWC for the newly created lots within the
subdivision.
54. 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.
55. The applicant is responsible for designing and constructing water
system improvements that will provide water at pressures and flows
adequate for the domestic and fire protection needs of the project.
56. The applicant shall obtain a separate landscape -irrigation meter
from AMWC for the common areas within the project. Landscaping
for common areas shall be drought -tolerant. The landscaping for
common areas shall conform to the mitigation measures noted in
Table II -7, Hydrology and Water Quality, of the General Plan 2025.
The applicant shall keep the use of turf grass in common area
landscaping and in other areas to a minimum.
Mitigation Measures
Mitigation Measure 1.c.1: A landscape plan prepared by a qualified
professional is required. Landscaping shall consist of City approved
street trees placed a minimum of 30 feet on center. All street trees shall
be 24" box size. All other landscape trees and shrubs shall be a
minimum 15 -gallon size.
Mitigation Measure 1.c.2: Evergreen screen trees shall be incorporated
into the landscape plan where the proposed project is adjacent to
residential uses.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Mitigation Monitoring Program
TTM 2004-0050
Curbaril Office Development
p
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
A: Wastewater
CA: City Attorney
C
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 1.d: All lighting shall be designed to eliminate any off site
glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to
prevent offsite light spillage and glare. Any luminaire pole height shall not exceed
15 -feet in height, shall limit intensity to 2.0 foot candles at ingress /egress, and
shall otherwise provide a 0.6 foot candle minimum to 1.0 maximum in parking
areas. The proposed lighting plan shall accomplish a zero footcandle reading at
the property line. Fixtures shall be shield cut-off type. Wall mounted fixtures at
rear of buildings facing adjacent properties, except at exits, shall be avoided.
Mitigation Measure 3.b.1: 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.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Mitigation Monitoring Program
TTM 2004-0050
Curbaril Office Development
p
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
A: Wastewater
CA: City Attorney
C
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b.2: The project shall be conditioned to comply
with all applicable District regulations pertaining to the control of fugitive
dust (PM -10) as contained in section 6.4 of the Air Quality Handbook. All
site grading and demolition plans notes shall list the following
regulations:
N. All material excavated or graded shall be sufficiently watered to
prevent excessive amounts of dust. Watering shall occur at least
twice daily with complete coverage, preferably in the late morning
and after work is finished for the day.
O. All clearing, grading, earth moving, or excavation activities shall
cease during periods of high winds (i.e. greater than 15 mph
averaged over one hour) so as to prevent excessive amounts of
dust.
P. All material transported off-site shall be either sufficiently watered or
securely covered to prevent excessive amounts of dust.
Q. The area disturbed by clearing, grading, earth moving, or excavation
operations shall be minimized so as to prevent excessive amounts
of dust.
R. Permanent dust control measured identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible following completion of any soil disturbing activities.
S. Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading shall be sown with fast -
germinating native grass seed and watered until vegetation
becomes established.
T. All disturbed areas not subject to revegetation shall be stabilized
using approved chemical soil binders, jute netting, or other methods
in advance by the APCD.
U. All roadways, driveways, sidewalks, etc. to be paved shall be
completed as soon as possible. In addition, structural foundations
shall be completed as soon as possible following building pad
construction.
V. On-site vehicle speed shall be limited to 15 mph for any unpaved
surface.
W. All unpaved areas with vehicle traffic shall be watered at least twice
per day, using non -potable water.
X. Streets adjacent to the project site shall be swept daily to remove silt
which may have accumulated from construction activities so as to
prevent excessive amounts of dust from leaving the site.
Y. Wheel washers may be required when significant offsite import or
export of fill is involved.
Z. Large canopy shade trees shall be provided along street frontages
and within parking areas to shade paved areas and minimize urban
heat build-up.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
GP: Grading Permit
PS: Planning Services
TTM 2004-0050
BP: Building Permit
SIP: Subdivision
BS: Building Services
FD: Fire Department
Improvement Plans
PD: Police Department
FM: Final Map
CE: City Engineer
Curbaril Office Development
p
TO: Temporary
Occupancy
A: Wastewater
CA: City Attorney
C
FI: Final inspection
AMWC: Water Comp.
F0: Final Occupancy
Mitigation Measure 4.e.1: Grading and excavation and grading work
shall be consistent with the City of Atascadero Tree Ordinance. Special
precautions when working around native trees include:
G. All existing trees outside of the limits of work shall remain.
H. Earthwork shall not exceed the limits of the project area.
I. Low branches in danger of being torn from trees shall be
pruned prior to any heavy equipment work being done.
J. Vehicles and stockpiled material shall be stored outside the
dripline of all trees.
K. 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.
L. Any roots that are encountered during excavation shall be
clean cut by hand and sealed with an approved tree seal.
Mitigation Measure 4.e.2: The removal of identified native oak trees shall
be mitigated per the requirements of the Atascadero Native Tree
Ordinance.
Mitigation Measure 6.b.1: All disturbed areas, not shown on the project
landscape plan for landscaping shall be landscaped with one or more of
the plant materials listed on the landscape plan legend. All elevated
pads shall be landscaped with appropriate shrubs and shall be
contoured to blend naturally with the finished and/or existing grade.
Duration of the project: The contractor will be responsible for the clean-
up of any mud or debris that is tracked out on to EI Camino Real by
construction vehicles.
Mitigation Measure 6.c.d: A soils report shall be required to be submitted
with a future building permit by the building department. The building
plans will be required to follow the recommendations of the soils report to
assure safety for residents and buildings. Any excavation
recommendations that encroach into the 20 -foot creek setback area shall
address creek bank stability and shall be reviewed by the project
biologist. The property contains no unusual geological formations.
Mitigation Measure 8.e.f.1: A Stormwater Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted and approved by the
City Engineer prior to the issuance of the building permit. The plan shall
include storm water measures for the operation and maintenance of the
project for the review and approval of the City Engineer. The Building
Permit application plans shall identify Best Management Practices
(BMPs) appropriate to the uses conducted on site that effectively prohibit
the entry of pollutants into storm water runoff.
ITEM NUMBER: 2
DATE: 02.01.05
Conditions of Approval /
Mitigation Monitoring Program
TTM 2004-0050
Curbaril Office Development
p
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary
Occupancy
FI: Final inspection
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
A: Wastewater
CA: City Attorney
C
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that
all contractors are aware of all storm water quality measures and that
such measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop work orders.
Mitigation Measure 11.d.1: All construction activities shall comply with
the City of Atascadero Noise Ordinance for hours of operation, and as
follows:
Construction activities shall be limited to the following hours of
operation:
• 7 a.m. to 7 p.m. Monday through Friday
• 9 a.m. to 6 p.m. Saturday
• No construction on Sunday
The Community Development Director upon a determination that
unusually loud construction activities are having a significant impact
on the neighbors may modify the hours of construction.
Failure to comply with the above-described hours of operation may
result in withholding of inspections and possible construction
prohibitions, subject to the review and approval of the Planning
Commission.