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Home My WebLink AboutPC_2005-02-15_AgendaPacketCITY OFATASCADERO PLANNING COMMISSION AGENDA Regular Meeting February 15, 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 FEBRUARY 1, 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. ZONE CHANGE 2004-0090, CONDITIONAL USE PERMIT 2004-0138, TENTATIVE PARCEL MAP 2004-0066 Applicant: Aaron Gannage P.O. Box 6411 Los Osos, CA 93412 Project Title: Zone Change 2004-0090, Conditional Use Permit 2004-0138, Tentative Parcel Map 2004-0066 Project 7392 Santa Ysabel, Atascadero, CA 93422 Location: APN 030-121-026 Project The project consists of an application to subdivide the subject property in order to create four Description: individual lots with a Planned Development Overlay Zone #7. Lots range from 2,745 square feet to 4,552 square feet and proposed residential units range from 800 to 1200 square feet. An existing residence will also be demolished. No native trees are proposed for removal and the project will take access from Santa Ysabel Avenue. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multifamily -16 (RMF -16) Proposed Based on the initial study prepared for the project, a Mitigated Negative Declaration is proposed. The Environmental certified Mitigated Negative Declaration is available for public review from 1/18/05 through 2/7/05 at Determination: 6905 El Camino Real, Suite 6, 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 March 1, 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. 2-15-05. 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: -15-05 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting February 1, 2005 — 7:00 P.M. CALL TO ORDER Chairperson Kelley called the meeting to order at 7:01 p.m. and Commissioner Peterson led the Pledge of Allegiance ROLL CALL Present: Commissioners Beraud, Fonzi, O'Keefe, Peterson and Chairperson Kelley Absent: Commissioner Jones and Vice Chairperson Porter Staff Present: Community Development Director Warren Frace, Deputy Community Development Director Steve McHarris, Deputy Public Works Director Jeff van den Eikhof, Associate Planner Kelly Gleason and Recording Secretary Grace Pucci. APPROVAL OF AGENDA MOTION: By Commissioner O'Keefe and seconded by Commissioner Beraud to approve the agenda. Motion passed 5:0 by a roll -call vote. PLANNING COMMISSION BUSINESS A. ELECTION OF NEW CHAIR AND VICE -CHAIR Chairperson Kelley suggested continuing this item to the next Planning Commission meeting due to Commissioner absences. MOTION: By Chairperson Kelley and seconded by Commissioner Fonzi to continue this item to the February 15, 2004 Planning Commission meeting. Motion passed 5:0 by a roll -call vote PUBLIC COMMENT Eric Greening spoke about a proposed second unit overlay zone for the unincorporated area on the southern boundary of Atascadero, which will be heard by the County Planning Commission on March 11th, and questioned if the Planning Department and Commission has been contacted. Community Development Director Warren Frace stated the city has been contacted by county staff, but most likely will not respond as this policy is similar to Atascadero's second unit policy in the General Plan. Chairperson Kelley closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JANUARY 18, 2005. MOTION: By Commissioner Fonzi and seconded by Commissioner Peterson to approve Item #1. Motion passed 5:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 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 Associate Planner Kelly Gleason gave the staff report, Steve McHarris discussed site design and appearance review and both answered questions of the Commission. A memorandum (Exhibit A) and Appearance Review document (Exhibit B) was distributed. Deputy Public Works Director Jeff van den Eikhof explained the changes made to Condition No. 22 by the City Engineer. PUBLIC COMMENT Kelly Gearhart, applicant, stated he agrees with the changes made by staff, but is uncertain of the culvert situation. Mr. Gearhart answered questions of the Commission. Douglas Sheffer stated his concerns regarding a drainage channel on an adjoining property and requested permission to fill it in. Eric Greening asked several questions regarding drainage and ponding both on and off the site as well as downstream impacts from this project. He was concerned with the replacement of the tile roof with metal, and stated the metal roof should be non reflective. Chairperson Kelley closed the Public Comment period. Mr. Gearhart addressed the issues raised during the Public Comment period. There was Commission discussion regarding this project. Commissioner comments included: Commissioner Fonzi: 1. Concerned with Amapoa interchange and driveways. 2. Would like landscaping to be consistent with adjoining properties. 3. Does not like the visibility of the dumpsters and the long corridor of parking. Commissioner O'Keefe: 1. Concerned that uses are limited by the number of parking spaces. It is important that this project be designed for professional and retail use and the building size may have to be reduced. 2. Planning is ongoing for this project and it should go back to staff until everything is complete and a full set of plans are available. 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. Associate Planner Kelly Gleason gave the staff report, Steve McHarris discussed site design and appearance review and both answered questions of the Commission. A memorandum (Exhibit A) and Appearance Review document (Exhibit B) was distributed. Deputy Public Works Director Jeff van den Eikhof explained the changes made to Condition No. 22 by the City Engineer. PUBLIC COMMENT Kelly Gearhart, applicant, stated he agrees with the changes made by staff, but is uncertain of the culvert situation. Mr. Gearhart answered questions of the Commission. Douglas Sheffer stated his concerns regarding a drainage channel on an adjoining property and requested permission to fill it in. Eric Greening asked several questions regarding drainage and ponding both on and off the site as well as downstream impacts from this project. He was concerned with the replacement of the tile roof with metal, and stated the metal roof should be non reflective. Chairperson Kelley closed the Public Comment period. Mr. Gearhart addressed the issues raised during the Public Comment period. There was Commission discussion regarding this project. Commissioner comments included: Commissioner Fonzi: 1. Concerned with Amapoa interchange and driveways. 2. Would like landscaping to be consistent with adjoining properties. 3. Does not like the visibility of the dumpsters and the long corridor of parking. Commissioner O'Keefe: 1. Concerned that uses are limited by the number of parking spaces. It is important that this project be designed for professional and retail use and the building size may have to be reduced. 2. Planning is ongoing for this project and it should go back to staff until everything is complete and a full set of plans are available. 3. This is unusual lot and deserves unique plan. 4. Parking should be more concealed from Curbaril. Commissioner Beraud: 1. A different layout, i.e. duplexes, could make the project more attractive for retail or restaurant use and could reduce the number of tree removals. 2. Would like to see the tree report included in the packet. 3. Elevations on all sides of the buildings should have some architectural features because they are surrounded by a variety of uses including residential. 4. Would like to see things clustered to provide more parking and allow more uses. 5. Metal roof should be non reflective. 6. Layout should be changed to provide parking in the back. 7. Decreasing spaces between buildings would provide more green space and save a few trees. Commissioner Peterson: 1. Suggested shifting the buildings so the fronts would be visible from Curbaril and parking would be in the rear. 2. Likes the architecture, will be a nice project but it still needs a little work. Chairperson Kelley: 1. Likes design of buildings and feels it will be a successful project. 2. There is a need for offices of this size. 3. Drainage is good. 4. Would like to see this project move ahead with the changes presented tonight. Commissioner Jones joined the hearing at 8:12 p.m. Kelly Gearhart stated he would like wait two weeks, go over this with staff and then come back before the Commission. MOTION: By Chairperson Kelley and seconded by Commissioner O'Keefe to continue this matter until the changes have been submitted by Mr. Gearhart to staff and when submitted that the process be expedited and brought back to the Planning Commission as soon as possible. Motion passed 6:0 by a roll -call vote. Mr. Gearhart asked if there were a way to bring projects before the Commission earlier to provide more guidance to the applicant. COMMISSIONER COMMENTS AND REPORTS Chairperson Kelley stated it was a good idea to have pre -planning meetings for larger projects, perhaps having the Commission meet an hour before its regular meeting. Community Development Director Warren Frace agreed that it is better to have a study session on larger projects. Commissioner O'Keefe expressed concern with the banner signs at Walgreen's and with the City Council's policy not to enforce signage requirements. Commissioner Fonzi spoke about a large truck with advertising on it parked on the street in front of a business and asked how this counted toward signage. Director Frace stated this is actually a vehicle and not a sign, so it is not enforceable under the sign code. DIRECTOR'S REPORT Community Development Director Frace reviewed the agenda for the next Planning Commission meeting. He asked that Planning Commissioners interested in attending the CEQA workshop contact the Community Development Department. Additionally he announced that SLOCOG will hold a workshop in Templeton on Saturday morning regarding growth scenarios throughout the county. ADJOURNMENT Chairperson Kelley adjourned the meeting at 8:30 p.m. to the next regularly scheduled meeting of the Planning Commission February 15, 2005. MEETING RECORDED AND MINUTES PREPARED BY: Grace Pucci, Recording Secretary The following Exhibits are available for review in the Community Development Department: Exhibit A — Staff Memorandum for Item #2 Exhibit B — Appearance Review Document for Item #2 ITEM NUMBER: 2 DATE: 2-15-05 Atascadero Planning Commission Staff Report - Community Development Department 7392 Santa Ysabel Avenue Single Family Planned Development Zone Change 2004-0090, Master Plan of Development (CUP 2004-0138), Vesting Tentative Parcel Map 2004-0066 (Gannage) SUBJECT: The proposed project consists of an application for a Zone Change, Conditional Use Permit (CUP) and Tentative Tract Map. The Zone Change request would place a Planned Development #7 overlay on the site subject to a Master Plan of Development (CUP) that would allow four (4) new single-family residences to be constructed. The project would demolish one single-family residence. The Tentative Parcel Map would create a four (4) lot subdivision. No native trees exist on site. RECOMMENDATION: 4-MIi:- .uu-,on 1. Adopt Resolution PC 2005-0013 recommending that the City Council certify Proposed Mitigated Negative Declaration 2004-0043; and, 2. Adopt Resolution PC 2005-0014 recommending that the City Council introduce an ordinance for first reading to approve Zone Change 2004-0090 based on findings; and, 3. Adopt Resolution PC 2005-0015 recommending that the City Council approve Conditional Use Permit 2004-0138 to include the Master Plan of Development (EXHIBIT B) based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 4. Adopt Resolution PC 2005-0016 recommending the City Council approve Vesting Tentative Parcel Map 2004-0066 based on findings and subject to Conditions of Approval and Mitigation Monitoring. Situation and Facts: 1. Applicant & Representative 2. Owners: 3. Project Address 4. General Plan Designation 5. Zoning District: 6. Site Area: 7. Existing Use: 8. Environmental Status: DISCUSSION: Analysis of Planning Issues Project Definition ITEM NUMBER: 2 DATE: 2-15-05 Aaron Gannage P.O. Box 6411, Los Osos, CA 93412 Patrick Kennedy 121 LePoint St., Arroyo Grande, CA 93420 Christopher Blair 750 Upper Los Berros Rd., Nipomo, CA 93444 7392 Santa Ysabel Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 030-121-026 General Plan Designation: HDR (High -Density Residential, 10 units per acre) RMF -16 (Residential Multi -Family -16) 14,668 Square feet Single -Family Residence Proposed Mitigated Negative Declaration 2005-0001 The proposed project consists of a four -lot residential subdivision on a 14,666 square foot parcel under the requirements of a PD -7 Overlay Zoning District. The proposed lot sizes range from 2,745 to 4,552 square feet. Each home will have a two -car attached garage with additional uncovered spaces provided in the driveway that fulfill the guest -parking requirement. Each unit is consistent with the PD -7 requirement of providing a minimum 45% parcel landscaping and building footprints of less than 32% of the parcel area. Proposed homes range in size from approximately 802 to 1,242 square feet, excluding garages. Garage sizes range from approximately 410 to 466 square feet. A Master Plan of Development will include all site development and architectural design standards for the project. The Master Plan of Development will be approved in the form of a Conditional Use Permit as ITEM NUMBER: 2 DATE: 2-15-05 required by the Zoning Ordinance. The Planning Commission can make any future amendments to the Master Plan of Development in the future, independent of Council action. Project Summary Table LOT 6d LATAtA 270 SF Ares C.WW B7 sm,c+r. =3 SF 0^) Ar•. 0—d B3 ft" 394 SF ql%S Ano u..o Far L....WV 1317 SF M7A1 SCOPF OF WORK Toal Lmn9 Ara Nes Tw Swy. T— B•emr- S t9. Fanft, -.wenn BULOlA AICA _ad AaA Lb LD R,r Fbor LAM Ara AM SF S -1d Roos Lwr9 A— a37 SF 'M LAmp Ana = Sr Gup• A•p 410 SF 2. L..! Doak Ares ' 98F ON SRC PAWL P&".POW.,gree 2.ww., V=—w PRMW V •Pete. Pr cw 2 CD. . r ✓m.w1 PANATE OPEN SPACE R• ,W-700S.F P- - 39A S F Background LOT #3 LAT AREA 2NO SF Arr C—W Br Sr— @• SF QR{ Ano C -W W 9/ PµnV TM SF 97%4 A Y UOW Fat LAMIMWV '33, SF I46V SCOPE OF WORK •6625% Nes Two Sorr. T— B•traon. S•.+i. =a , Resavu 8U&01NG AHFA A—OPw B7 St- v Fn Fb Ir gAna 3MSF S—W Fv Lw.V Ana AM SF Toal Lmn9 Ara 6C2 SF 07P A— A'6 SF _ad AaA Lb LD 12-. SF Ch &TE PAF#(#4 P"V ft" aPao• PM.i d. 2 owmaa -' foow•0 PRNATE OPQ2 SPACE RgIaC - 300 S.F. P—M-as SP Surrounding Land Use and Setting: North: Single -Family Residential South: Single -Family Residential LOT t2 •6625% LOT AAEA 4= SF A—OPw B7 St- v 'm SF{2A.) Ates Co.wae By Parc '.zt SF MW Ares Lb—For-+d.y 2919 SF fGM SCOPE OF WORK &Jl9MC.AREA Fi•t R— L-9 Aa Na. Twa SmrT. -_ as*—. Peotro S✓9. FV" E;L-^NO AREA Taft UnV Ana Rf -o -V Amt 5^ S= S.—d F' •' + g AM 60, S^ 'cAl'..vr.V Ala r•6'SF Tarp. kw 132 SF 2rtl cwt Dad Aa 142 SF OF $ffi E PAAKAI, P." •caw naaane 2m - 2 spow•0 P -A —P --d 200. W . 2 JcawaC MNATE OPEN SPACE PAQLwV7 - 35C B F Pnrdb - A00 S F LOT AIWA- •6625% Atw Cowes 87 Sr_ • +60 SF 05%; Alae CPb06 97 -*,V • ON SF ra% Am Uawa-s —0 prr 23'8 SF r -,Li xOPE o WORK N•a Twe Spry. -..p 3aa'oar.; SM. F" Raoow. &Jl9MC.AREA Fi•t R— L-9 Aa 953 SF S•md P—LWIV Ana 589 SF Taft UnV Ana 'rig SF 0—MA— a66 SF 2'd L.N D_ k— '21 SF ON-S:TE =AP.. a. PVV V axr. -.o � 2 uvana . 2 rrtxvwaa --,A-G 4SP_A_CF R.o- nC - 3!A S F >r o•a - a90 Bf East: Single -Family Residential West: Commercial Retail The project site Residential Multi -Family -16 Zoning is consistent with the General Plan. The Zoning Ordinance allows the establishment of a Planned Development Overlay No. 7 (PD -7) in the Multi -Family Zone, which requires a minimum of 4 single-family units, consistent with the PD -7 site development standards and appearance review, as analyzed within this report. Properties to the north, south, and east are Residential Multi Family - 16 and properties to the west are Commercial Retail. The residences have been designed to be consistent with the more traditional neighborhood design established with the surrounding neighborhood. ITEM NUMBER: 2 DATE: 2-15-05 Appearance Review Site Plan, Circulation, Parking The site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Planned Development #7 requires specific building and garage setbacks. Staff has reviewed each lot and building placement for setback consistency. Access is provided off of Santa Ysabel. Each lot contains a minimum of 2 covered parking spaces with an additional uncovered guest parking spaces, consistent with the PD -7 requirements. Architecture, Materials, Color The applicant is proposing a unique home design with traditional Pueblo Revival home theme, originally popularized in California from 1910 and expanded throughout the southwest United States to present. This architectural design style typically includes flat roofs with parapeted wall above; wall and roof parapet with irregular, rounded edges; stucco wall surface, usually earth -colored. The proposed design also includes Spanish tile roofing along some of the parapets and shed roof elements over certain windows. Although colors have been submitted, the applicant has agreed to revise them to reflect deeper earth -tone colors, consistent with the selected architectural style (CUP Condition j I � I� Nt +eati+er� - - Dnvveeyay I • n..nwu ' I ue.ttisoKoe ! rte' � �l:i ♦10J • — ! ! 4 j Drneway - ♦ • : � j 3. The site plan has been proposed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. Planned Development #7 requires specific building and garage setbacks. Staff has reviewed each lot and building placement for setback consistency. Access is provided off of Santa Ysabel. Each lot contains a minimum of 2 covered parking spaces with an additional uncovered guest parking spaces, consistent with the PD -7 requirements. Architecture, Materials, Color The applicant is proposing a unique home design with traditional Pueblo Revival home theme, originally popularized in California from 1910 and expanded throughout the southwest United States to present. This architectural design style typically includes flat roofs with parapeted wall above; wall and roof parapet with irregular, rounded edges; stucco wall surface, usually earth -colored. The proposed design also includes Spanish tile roofing along some of the parapets and shed roof elements over certain windows. Although colors have been submitted, the applicant has agreed to revise them to reflect deeper earth -tone colors, consistent with the selected architectural style (CUP Condition ITEM NUMBER: DATE: 2-15-05 7). All trash storage, recycling storage, and air conditioning units will be screened from view behind fenced or landscaped enclosures. EAST ELEVATION cLoT#3l SCALE. IM.11V Landscape Design WEST ELEVATION (LoTlrz) BCNP:Iwo _ -- �� 14R W ®®H-H! EAST ELEVATION ILoT Baal SCALE W -1* -V The preliminary landscape plan has been designed as a conceptual plan with limited plant materials and does not address possible concerns with privacy between proposed and existing neighboring properties. Staff has included a condition of approval requiring that all front, street -facing side, and rear yards shall be landscaped and privacy shrubs and trees be planted along the north, south, and west sides of the development by the developer (CUP Condition 11). Landscape maintenance will be the responsibility of the individual property owner. Although not included in the landscape plan, the applicant has requested that additional low front yard garden walls be permitted either at the time of initial construction or in the future. A condition of approval is included that would allow carefully designed and constructed low front yard landscape walls to match the building parapet wall finishes and colors, subject to staff approval (Condition 11). If the Planning Commission definitely wanted this incorporated into the project, the condition would need to be modified to require this. ITEM NUMBER: 2 DATE: 2-15-05 Site Drainage Site drainage has been designed to flow into one on-site shallow drainage detention basin located on lot 1 and 2. The basin shall be landscaped by the applicant and maintained by the Homeowner's Association (CUP Condition 11 and 13). \A/aCtPVUatPr Sewer service will be extended from Santa Ysabel Avenue onto the project site. Project Benefits One of the required findings for approval of a planned development rezone is that the project offers certain redeeming features to compensate for the requested modification. The table below summarizes the City Council Planned Development Benefits Policy. The Planning Commission must find that the project meets all of the Tier 1 benefits as underlined below. PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core a) Affordable / Workforce Housing a) Pocket Parks in larger projects b) High Quality Architectural b) Trails / Walkways for Pedestrian Design Connectivity PD -7 c) Buffering between Urban and Luv dry Pis Suburban zones (large lot sizes, increased setbacks, landscane d) High Quality Landscape Design e) Higher density to meet Housing Element goals Outside of Urban Core a) wa aia ape,i �)Nace Preservation a) Multi -Purpose Trails — Equestrian / Rural / Suburban Areas Bicycle / Pedestrian PD -16 b) Recreational Areas / Facilities Custom PD's c Historic Preservation Affordable Housin The City Council has implemented an Interim Inclusionary Affordable Housing Program to include a fixed percentage of units within residential developments that require a legislative approval to be reserved as deed restricted affordable units. This program requires the proposed project to either provide one deed -restricted moderate -income unit for a 30 -year period or pay in in -lieu fee (CUP Condition 13 and TPM Condition 9). Tentative Parcel Map A four (4) -lot parcel map is proposed as part of the project consistent with the Master Plan of Development. The Parcel Map has been conditioned by the City Engineer to meet all City standards, including street frontage improvements. The applicant will be ITEM NUMBER: 2 DATE: 2-15-05 required to record CC&R's for the map that will include maintenance and access of any common areas, including the project drainage detention basins (CUP Condition 17 and TPM Condition 13). Fiscal Impacts The project would likely have a slight negative impact on City revenues. As a general rule, single-family dwellings require services that exceed the revenue generated by the proposed uses. General Plan Consistency The proposed project is consistent with the following General Plan Land Use and Housing Element Policies: Land Use Policy 1.1: "Preserve the rural atmosphere of the community and assure "elbow room" in areas designed for lower density development by guiding new development into the Urban Core to conform to the historic Colony land use patterns of the City and to respect the natural environment, hillside area and existing neighborhoods". Land Use Policy 6.3: "Encourage conversation and preservation of neighborhoods, Colony Homes, and sound housing, including places and buildings of historical and architectural significance." Housing Element Policy 4.3: "Encourage attractive architecture and site landscaping that respect terrain and native trees. " In addition, the General Plan HDR land use designation permits a maximum density of 16 dwelling units per acre with the approval of the Planned Development Overlay Zone. Implementing General Plan programs requires appearance review of architectural design, materials, street trees, and landscaping to maintain and retain the rural atmosphere and protect the environment, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned, is consistent with the General Plan. In staff's opinion, the project is consistent with the goals and policies of the Land Use Element and the Housing Element. The project will provide 4 new single-family dwellings that fulfill an important housing need within the community. As conditioned, the project incorporates architectural and landscape elements that are consistent with the character of the surrounding neighborhood, and the General Plan's appearance review requirement. ITEM NUMBER: 2 DATE: 2-15-05 Findings: Conditional Use Permit (Master Plan of Develoament As previously mentioned, a Master Plan of Development is required for the PD -7, approved through the Conditional Use Permit process. The Conditional Use Permit process provides the opportunity for the public and the Planning Commission to review the specifics of land use proposals, such as architectural design, site design, landscape, and specific standards of the Zoning Ordinance. The following five findings must be made to approve a Conditional Use Permit: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual. Staff Comment: The use and appearance is consistent with the single-family residential designation of the Plan and General Plan Land Use Element Policy 1.1, 6.3, and Housing Element Policy 4.3. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance. Staff Comment: As conditioned, the project satisfies all PD -7 Zoning Code provisions, incorporating high-quality architectural and neighborhood design. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Staff Comment: The proposed residential project will not be detrimental to the general public or working persons' health, safety, or welfare. 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Staff Comment: The project has been designed to be consistent with the existing neighborhood character and is designed to connect to the adjacent PD -7 development. 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. ITEM NUMBER: 2 DATE: 2-15-05 Staff Comment: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. A single- family residential subdivision use in the proposed location is consistent and compatible with the surrounding residential neighborhood. The General Plan identifies this site as Multi -Family Residential with a maximum density of 16 dwelling units per acre (du/ac) with a minimum lot area of 0.5 acres net. Smaller lot sizes allowing up to 16 du/ac may be allowed through a Planned Development Overlay. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Master Plan of Development (Conditional Use Permit) can be made. The project is consistent with the City's General Plan Land Use and Housing Elements. Proposed Environmental Determination Staff has prepared a Draft Mitigated Negative Declaration that was circulated to public agencies and interested members of the public on January 18, 2005. The Environmental Analysis identified concerns regarding potential impacts to aesthetics, air quality, biology, cultural resources, geology and soils, water quality, noise, and traffic. Mitigation measures pertaining to these areas are included. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. Staff is recommending the Commission recommend that the City Council certify Proposed Mitigated Negative Declaration 2005-0001. CONCLUSION: The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval recommendation to the City Council. ALTERNATIVES: 1. The Commission may recommend modifications to the project and/or conditions of approval for the project. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. ITEM NUMBER: 2 DATE: 2-15-05 3. The Commission may recommend the City Council deny the project. The parcel would retain its designation of Residential Multi -Family - 16. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Proposed Mitigated Negative Declaration and Initial Study Attachment 3 Draft Resolution of Approval Proposed Mitigated Negative Declaration Attachment 4: Draft Resolution of Approval Proposed Zoning Map Change Attachment 5: Draft Resolution of Approval Proposed Master Plan of Development Attachment 6: Draft Resolution of Approval Proposed Vesting Tentative Parcel Map ITEM NUMBER: DATE: 2-15-05 Attachment 1: Location Map, General Plan, and Zoning Existing Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family - 16 Proposed Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family — 16 / Planned Development #7 ITEM NUMBER: DATE: 2-15-05 Attachment 2: Draft Mitigated Negative Declaration and Initial Study See following ITEM NUMBER DATE: 2-15-05 ATTACHMENT 3: Draft Resolution PC 2004-0129 PD -7 - ZCH 2004-0090; Master Plan of Development (CUP 2004-0138)/ /TPM 2004-0066 Draft Mitigated Negative Declaration DRAFT RESOLUTION PC 2005-0013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY PROPOSED MITIGATED NEGATIVE DECLARATION 2005-0001 PREPARED FOR ZONE CHANGE 2004-0090, CONDITIONAL USE PERMIT 2004-0138, AND TENTATIVE PARCEL MAP 2004-0066, APN 030-121-026 (7392 Santa Ysabel Avenue / Gannage) WHEREAS, an application has been received from Aaron Gannage (P.O. Box 6411, Los Osos, CA 93412), Applicant and Property Owners, Patrick Kennedy (121 LePoint St., Arroyo Grande, CA 93420) and Christopher Blair (750 Upper Los Berros Rd., Nipomo, CA 93444) to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -7 (Residential Multi -Family -16 with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a four lot Tentative Parcel Map on APN 030- 121-026; and, WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2005-0001 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 15, 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 recommend that the City Council certify Proposed Mitigated Negative Declaration 2005-0001 based on the following Findings as shown in Exhibit A: 1. The Proposed Mitigated Negative Declaration has been completed in compliance with CEQA; and, 2. The Proposed Mitigated Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, ITEM NUMBER: 2 DATE: 2-15-05 3. The project does not have the potential to degrade the environment when mitigation measures are incorporated into the project. 4. The project will not achieve short-term to the disadvantage of long-term environmental goals. 5. The project does not have impacts which are individually limited, but cumulatively considerable. 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( 1 NOES: ABSTAIN: ABSENT: ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 2-15-05 Exhibit A Proposed Mitigated Negative Declaration 2005-0001 ITEM NUMBER DATE: 2-15-05 ATTACHMENT 4: Draft Resolution PC 2004-0130 PD7 - ZCH 2004-0090 Approval of Proposed Zoning Map Change DRAFT RESOLUTION PC 2005-0014 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 2004-0090 AMENDING THE OFFICIAL ZONING MAP DISTRICT OF APN 030-121-026 FROM RMF -16 (RESIDENTIAL MULTI- FAMILY -16) TO RMF -16 / PD -7 (RESIDENTIAL MULTIFAMILY -16 WITH PLANNED DEVELOPMENT OVERLAY #7) (7392 Santa Ysabel Avenue / Gannage) WHEREAS, an application has been received from Aaron Gannage (P.O. Box 6411, Los Osos, CA 93412), Applicant and Property Owners, Patrick Kennedy (121 LePoint St., Arroyo Grande, CA 93420) and Christopher Blair (750 Upper Los Berros Rd., Nipomo, CA 93444), to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -7 (Residential Multi -Family -16 with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a four lot Tentative Parcel Map on APN 030- 121-026; and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current Zoning District is RMF -16 (Residential Multi -Family -16); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0001 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, CEQA review determined that the project site (contains a historic resource of local significance, requiring that a Historic Overlay zone designation be placed over the subject parcel as mitigation to reduce potential impacts to less than significant; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Official Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development of the City; and, ITEM NUMBER: 2 DATE: 2-15-05 WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 15, 2005, studied and considered Zone Change 2004-0090, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of a Zone Change to the Official Zoning May of Atascadero Changing the existing site zoning to RMF-16/PD7. The Planning Commission finds as follows: 1. Modification of development standards or processing requirements is warranted to promote orderly and harmonious development. 2. Modification of development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. 3. Benefits derived from the overlay zone cannot be reasonably achieved through existing development standards or processing requirements. 4. Proposed plans offer certain redeeming features to compensate for the requested modification. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 15, 2005, resolved to recommend that the City Council introduce for first reading by title only, an ordinance that would rezone the subject site consistent with the following: 1. Exhibit A: Zone Change Map ITEM NUMBER: 2 DATE: 2-15-05 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER DATE: 2-15-05 Exhibit A: Official Zoning Map Change 2004-0090 (Planned Development Overlay #7) Existing Designations: -General Plan: High -Density Residential -Zoning District: Residential Multi -Family — 16 Proposed Designations: -General Plan: High Density Residential -Zoning District: Residential Multi -Family — 16 / Planned Development #7 ITEM NUMBER DATE: 2-15-05 ATTACHMENT 5: Draft Resolution PC 2004-0131 PD -7 Master Plan of Development (CUP 2004-0138) Proposed Master Plan of Development DRAFT RESOLUTION PC 2005-0015 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 2004-0138 (MASTER PLAN OF DEVELOPMENT) ON APN 030-121-026 (7392 Santa Ysabel Avenue/ Gannage) WHEREAS, an application has been received from Aaron Gannage (P.O. Box 6411, Los Osos, CA 93412), Applicant and Property Owners, Patrick Kennedy (121 LePoint St., Arroyo Grande, CA 93420) and Christopher Blair (750 Upper Los Berros Rd., Nipomo, CA 93444), to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -7 (Residential Multi -Family -16 with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a four lot Tentative Parcel Map on APN 030- 121-026; and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current Zoning District is RMF -16 (Residential Multi -Family -16); and, WHEREAS, the PD -7 Overlay District requires a Master Plan of Development to be approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0001 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and, ITEM NUMBER: 2 DATE: 2-15-05 WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 15, 2005, studied and considered Conditional Use Permit 2004- 0138 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The Planning Commission of the City of Atascadero finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the PD -7 Ordinance; and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 15, 2005, resolved to recommend that the City Council approve Conditional Use Permit 2004-0138 (Master Plan of Development) subject to the following: 1. EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program 2. EXHIBIT B: Master Plan of Development (Site Plan) 3. EXHIBIT C: Statistical Project Summary 4. EXHIBIT D: Landscape Plan 5. EXHIBIT E: Grading and Drainage Plan 6. EXHIBIT F: Floor Plans, Elevations ITEM NUMBER: 2 DATE: 2-15-05 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner , the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: DATE: 2-15-05 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program PD -7 Master Plan of Development (CUP 2004-0138)ZCH 2004-0090 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 20040090 F0: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final BP PS and effective following City Council approval. 2. Approval of this Master Plan of Development shall be valid concurrently FM PS with the life of Tentative Parcel Map 2004-0066 and then indefinitely following final map. The Master Plan of Development approval shall expire and become null and void unless a final map is recorded consistent with the Master Plan of Development. 3. Subsequent changes to the Master Plan of Development shall be On-going PS approved by the Planning Commission, independent of Council action. 4. The Community Development Department shall have the authority to BP / FM PS approve the following minor changes to the project the (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps. 5. All subsequent Maps and construction permits shall be consistent with BP/FM PS the Master Plan of Development contained herein. 6. The applicant shall defend, indemnify, and hold 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 project. 7. All exterior elevations, finish materials and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBITS D and F to include the following, subject to staff approval: • The applicant shall submit a new color board to reflect deep earth -tone colors, consistent with the selected architectural style, subject to final staff approval. If La Habra Stucco Colors are used, select from the following: Santa Fe, San Simeon, Sierra Tan, Alamo, Adobe, Mirage or Viejo. ■ Exterior stucco shall be smooth hand trowled as noted on Exhibit F. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy ■ All exterior windows shall be of beige, taupe or similar color and not be white. ■ All windows and garage doors shall be recessed and not be flush with the exterior stucco finish. ■ Improve the window fenestration of the lot #2 east elevation by adding and organizing windows and/or other architectural treatment. ■ Proposed EI Camino blend or similar selection of Spanish tile color tile is acceptable, subject to staff approval. ■ All garage doors shall be of architectural grade and high durable quality and painted to match or compliment the final approved building colors. Garage doors may either be purchased from the factory in a color approved by staff, or may be purchased in a primer finish to be painted in a color approved by staff. 8. All site development shall be consistent with the maximum intensities BP/FM PS described in the statistical project summary as shown in EXHIBITC. 9. All site work, grading, and site improvements shall be consistent with BP/FM PS the Master Plan of Development as shown in EXHIBIT E. 10. All project fencing shall be installed consistent with EXHIBIT D subject to the following modifications: • The design of all fencing shall be of high architectural quality, durability, and compatible with the selected architectural building design, subject to staff approval. Fence and gates specifically between lots 1 and 2; and lots 3 and 4 shall be designed as a stucco wall with heavy wood gate and heavy iron hardware, designed consistent with the proposed buildings and architectural style, subject to staff approval. 11. A final landscape and irrigation plan shall be submitted with the final BP PS map application and shall be approved with recordation of the final map. Landscaping shall be included as part of site improvement plan consistent with EXHIBIT D, as conditioned. Landscaping shall be installed prior to final of each building permit. All exterior meters, air conditioning units, and mechanical equipment shall be screened with landscape material. Trash/recycle container areas shall be screened with fencing or landscape. The developer shall landscape all front and street -facing side yards, ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy and rear yards and privacy shrubs and trees be planted along the north, south and west sides of the development, subject to staff approval. All landscape maintenance shall be the responsibility of the individual property owner. All proposed tree locations, species, and sizes shall be as identified in EXHIBIT D, as conditioned. Trees shall be double staked. ■ The drainage detention basin shall be landscaped by the developer and maintained by the homeowner homeowner's association or other mechanism approved by the City. ■ Additional tree and shrub plantings shall be located along the north, south and west edges of the overall site to add privacy between existing adjacent residences and to buffer any commercial uses to the west, subject to staff approval. Final street tree species selection shall be subject to staff approval. ■ Western Redbud planting shall be expanded along the north side of lots 1 and 2, spacing and quantities subject to staff approval. ■ Driveway paver selection shall be compatible with proposed architecture and subject to final staff approval. ■ Walkways to each front door and the "bridge walkway" are not required to be constructed with pavers, and may be of smooth brushed concrete finish. ■ The project may incorporate carefully designed and constructed low front yard landscape walls to match the building parapet wall finishes and colors, subject to staff approval. 12. Affordable Housing Requirement: The applicant shall either designate FM, BP PS, CE one unit as moderate -income unit, deed -restricted for a 30 -year period or pay an in -lieu fee of 5% of the valuation of the market rate unit(s) prior to or concurrent with final map. 13. Affordable Workforce Housing FM, BP PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 14. All exterior material finishes (stone, siding, stucco facades, accent BP PS materials, lighting, garage doors) shall be durable, high quality, and consistent with the architectural appearance of each home. 15. Prior to final map, the applicant shall submit CC&Rs for review and BP PS approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. b. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. C. Individual unit's responsibility for keeping all trash receptacles within the unit's garage. d. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 16. The emergency services and facility maintenance costs listed below FM PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the Citv Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project 17. All tract maintenance costs listed below shall be 100% funded by the FM PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, sidewalks, roads, and sewer mains within the project. ■ All drainage facilities and detention basins. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial City Engineer Standard Conditions 18. All public improvements shall be constructed in conformance FM/FO PW with the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 19. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 20. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the amount of the bond. 21. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 22. An encroachment permit shall be obtained prior to the issuance BP PW of building permit. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy 23. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW contiguous to the Sinaloa Avenue property frontage. 24. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 25. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 26. The applicant shall monument all property corners for FM PW construction control and shall promptly replace them if disturbed. 27. The applicant shall acquire title interest in any off-site land that FM PW may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 28. Slope easements shall be provided as needed to accommodate FM PW cut of fill slopes. 29. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. 30. A preliminary subdivision guarantee shall be submitted for FM PW review in conjunction with the processing of the parcel map. 31. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 32. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. 33. Prior to recording the parcel map, the applicant shall submit a FM PW map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 34. Prior to recording the parcel map, the applicant shall set FM PW monuments at all new property corners. A registered civil ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy 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. 35. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 36. Prior to recording the parcel map, the applicant shall complete FM PW all improvements required by these conditions of approval. 37. Prior to recording the parcel map, the applicant shall have the FM PW map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map 38. Upon recording the final map, the applicant shall provide the FM PW City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 39. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 40. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City Engineer Project Conditions 41. Driveway approaches shall be constructed to current ADA FM/BP PW regulations. This includes a 4 -foot landing at the back of the driveway approach. If necessary, applicant shall supply public pedestrian easement to allow for landing. 42. Buildings shall be connected by four individual 4" sewer laterals, FM/BP PW or a single 6" sewer lateral. 43. All sewer laterals serving buildings where the finish floor is less FM/BP PW than 12 -inches above the next upstream manhole shall be fitted with a backflow prevention device. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy 44. A drainage report prepared by a civil engineer shall be FM/BP PW submitted for review and approval of the City Engineer, prior to building permit issuance or recordation of the final map. A detention basin shall be provided for all increased runoff in accordance with the City Municipal Code and Engineering Standards. Atascadero Mutual Water Company 45. Before the issuance of building permits, the applicant shall BP BS 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. 46. Before the start of construction on the water system BP BS improvements, the applicant shall pay all installation and connection fees required by AMWC. 47. Before issuance of building permits, the applicant shall obtain BP BS a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 48. Separate water meters for domestic water service are BP BS required for each individual lot. Mitigation Measures Exhibit A Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure ZCH 2004-0090 GP: Grading Permit BP: Building Permit PS: Planning Services BS: Building Services TO: Temporary FD: Fire Department Occupancy PD: Police Department 7392 Santa Ysabel Ave. FI: Final inspection F0: Final Occupancy WW: ity Wastewater � Wastewater CA: City Attorney AMWC: Water Camp. Mitigation Measure 3.b.1: The project shall be conditioned to comply BP Bs/Ps 3.b.1 with all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Mitigation Monitoring Program 7392 Santa Ysabel Ave. PD -7 Master Plan of Development CUP 2004-0138 / ZCH 2004-0090 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 Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non - taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: A. Reduce the amount of the disturbed area where possible. B. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. C. All dirt stockpile areas should be sprayed daily as needed. D. Permanent dust control measures identified in the approved project re -vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. E. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast -germinating native grass seed and watered until vegetation is established. F. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. G. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. I. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business License BS: Building Services 7392 Santa Ysabel Ave. GP: Grading Permit FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer PD -7 Master Plan of Development TO: Temporary Occupancy WW: Wastewater CA: City Attorney CUP 2004-0138 / ZCH 2004-0090 F0: Final Occupancy J. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. K. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. L. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded BP BSIPS 6.b.1 with an appropriate erosion control method (erosion control blanket, hydro -mulch, or straw mulch appropriately anchored) immediately after completion of earthwork between the months of October 15 through April 15. All disturbed slopes shall have appropriate erosion control methods in place. Duration of the project: The contractor will be responsible for the clean up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 4.e.1: The Precise Grading Plan shall identify tree BP BSIPS 4.e.1 protection fencing around the dripline of each existing on-site tree and/or native shrub mass within 20 feet of construction activity. Mitigation Measure 4.e.2: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Mitigation Measure 6.c.d.1: A soils report shall be required to be BP BS 6.c.d.1 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 Mitigation Measure 6.e.1: Percolation tests are required in the City of BP BSIPS 6.e.1 Atascadero before building permits for residences can be issued. Mitigation Measure 11.d.1: All construction activities shall comply with BP BSIPS 11.d.1 the City of Atascadero Noise Ordinance for hours of operation. ITEM NUMBER: 2 DATE: 2-15-05 EXHIBIT B: Master Plan of Development (Site Plan) Z fli!lii; l_ '11l'F ' , ,S C O9 ;z w cn \\\\ leges,k ejueS ,f j � s W P" (n .0006 3.ZE•LY S LLJ 1 If I A d@E e I�� pe ayiy t 9 �225 i 11 off 1 i 06 a ge�p tp ty 'o •• dd �.. ._..... �...._ , , 11 �` )� ire flit f�F F IE ITEM NUMBER: 2 DATE: 2-15-05 EXHIBIT C: Statistical Summary of Project ITEM NUMBER: 2 DATE: 2-15-05 EXHIBIT D: Landscape Plan i <6i I ° Y I I x (0 I /�YY� rt41q I I• '� � All I I I I I I , I I• a « 004 n ' I � � I . 1yi'• �i� � J :g EXHIBIT E: Grading and Drainage Plan 3- jte sjr! i Y.j a f; it Wb !S3S 1a r �0 ., W � i e � S'ies el�inst �I�•�s} i � i! .q Jill a at l 6 set . t ° 9 i �fILI le # •" Si ~ ` 4{t � tfntl• �t 7►� 3 � �. dal `_I. e.11t.:��D.lt�. i.r .• ;tt.�:.;id:�et7a�i� — - — jagesA ejueS _ ee �4 _ .00'08 3.U. Iv S. 9 — ► - i li - w Z h � tW 3 _J ITEM NUMBER: 2 DATE: 2-15-05 Z Q w U) O 2 Lu 0 Zb p:1. co R w > � •: '�� tE t it t I •ie {t s , ! t7 - � a s � ITEM NUMBER: 2 DATE: 2-15-05 EXHIBIT F: Floor Plans, Lot #1 A �� I Ali � � ' o JLC,. �rRW. NI ` F— -�� r t�z€li S,t z (L cr lit .1 R. I oil R H R T fit co flu I ;v if mw rid ( i'{)'r}�}'l� ii0 11�I, Jill if t j z i i Tin rf m & n In v um w m 3m 0_1 . ...... . CO ILL z 0 z uj U) Ir jN J ILL A K A .4 P.1 pa ITEM NUMBER: 2 DATE: 2-15-05 EXHIBIT F: Elevations, Lot #1 pe dg Rfi� �I; F, I �I . (m ' II J TT jjj j��j�IYI IIQII Z O Lu �, I III I Ali ,r lye a� ii � i�gg pp i �3Gl 0%0 31 I EXHIBIT F: Floor Plans, Lot #2 , I ��'JIHtIJ 11'• � Ijil I I „um III � � Ili � '' ill '�� IIii igj:lllll�l� 1 �� i, tI• ,n l ;lJ�, i, .,,,,,, n i �,, ,t ' iill s,i Ilii i{ltit :, lill l i ITEM NUMBER: 2 DATE: 2-15-05 i Il. i I i.ii sll�i il, li,l,sl �, S t' u „ 01.i lrs il„al4i.e1,;if,f,1 ilea r i�lsl I! 9 J 1° I L 1;1=1'; ilii? ,I,, gLL i Il. i I i.ii sll�i il, li,l,sl �, S t' u „ 01.i lrs il„al4i.e1,;if,f,1 ilea RI T: Imr. m IS 31 A QI M 'G 4 a W Z gLL ; i �t� �► G'i +;� i I sIlia, i}J.} 11 I1 IJ 7A IY 4 Ati rl on NI J li IIl,ilili h � i,�l d it r1!! li��t �I�1,! III�I� I i 11 �liliiy EXHIBIT F: Elevations, Lot #2 ZcZ � I L_a I l� ce -LII 0 f �lI_ Irr li Jb w a t. U). LLJJ. 1 - ITEM NUMBER: 2 DATE: 2-15-05 .r.:.�- jl� 7! d 4 it tJ-6 01w i y�y dips.. LL [l I L_a l� z 0 Q > W J W F- i Q� W1 EXHIBIT F: Floor Plans, lot #3 �7 WTI ��; iis !! !! ( •�ur.i,l i j i 't :1,! i IL{ j ,11 1 _A �� Il�t:fil I{I � � I I �! tflll�I 1 I 1 II I' ! + t,►n I I! r {!• f11 i!!I !,,,i, I) �i! !•�t {�� Illi;�l!{� } ITEM NUMBER: 2 DATE: 21505 :: st I tye ttittK =• Qft r•F HTR R I a,�}i111i ill{ F7�Ifl IS. J 3 , I !miilI 0 0 , I ►�ll �� t=I Ali 1; ❑ gf iI �6 Nf i li+a i t if 10 p 8 i `i i 3 !;lf: ±i UN I wi LL : M1 Rf R P' ii9 pJ I, ►,�i , it � � I ; a1.1.:11�i1 I. SII I,I�II,�I i�,. I II -I I I a,�}i111i ill{ EXHIBIT F: Elevations, lot #3 ITEM NUMBER: 2 DATE: 2-15-05 ee 1+'F� e�� i�� ,i! o, I !!i L . t-� 2f o Z 0 0 Lu J w b Q '. 0 w 0 I II F— w I—i > = b w w b II r ' w b ` ZIP F— "� w US ITEM NUMBER: 2 DATE: 2-15-05 _ I L . t-� OZ o L . 1l. OZ o Z 0 0 Lu J w b Q '. 0 w Cl) I II F— w I—i o Z 0 0 z Q 0 w I II F— w I—i > = b w w b _ ZIP US EXHIBIT F: Floorplans, lot #4 L^ LL ITEM NUMBER: 2 DATE: 2-15-05 i �� f Y� 1 � I • }A,s; J1Jill f$ I Ji . �� i�it��It� ��il ��1;,��;; 1i i��! �� :►� !�I ��I��il{`�tsil f At k s ff► „t ll! i �� f Y� 1 � I • }A,s; J1Jill f$ I Ji . �� i�it��It� ��il ��1;,��;; 1i i��! �� :►� !�I ��I��il{`�tsil f EXHIBIT F: Elevations, Lot 4 ii ®t rtjtJ: �SY I I' 0 J ITEM NUMBER: 2 DATE: 2-15-05 I mu.1 ITEM NUMBER DATE: 2-15-05 ATTACHMENT 6: Draft Resolution PC 2004-0132 TPM 2004-0066 Proposed Vesting Tentative Parcel Map DRAFT RESOLUTION PC 2005-0016 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 2004-00669 A FOUR LOT SUBDIVISION CONSISTENT WITH A PD -7 MASTER PLAN OF DEVELOPMENT ON APN 030-121-026 (7392 Santa Ysabel Avenue / Gannage) WHEREAS, an application has been received from Aaron Gannage (P.O. Box 6411, Los Osos, CA 93412), Applicant and Property Owners, Patrick Kennedy (121 LePoint St., Arroyo Grande, CA 93420) and Christopher Blair (750 Upper Los Berros Rd., Nipomo, CA 93444), to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -Family -16) to RMF -16 / PD -7 (Residential Multi -Family -16 with Planned Development Overlay #7) with the adoption of a Master Plan of Development, and a four lot Tentative Parcel Map on APN 030- 121-026; and, WHEREAS, the site's General Plan Designation is HDR (High -Density Residential); and, WHEREAS, the site's current Zoning District is RMF -16 (Residential Multi -Family -16); and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0001 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative Tract Map application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 15, 2005, studied and considered Tentative Parcel Map 2004- ITEM NUMBER DATE: 2-15-05 0066, after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings of Approval for Tentative Tract Map, the Planning Commission of the City of Atascadero finds as follows: 1. The proposed subdivision, design and improvements as conditioned, is consistent with the General Plan and applicable zoning requirements. 2. The proposed subdivision, as conditioned, is consistent with the proposed Planned Development Overlay District #7 Master Plan of Development (CUP 2004-0138). 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the density of development proposed. 5. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 7. Covenants, Conditions and Restrictions (CC&R's) shall be required that incorporate the planned development conditions of approval to ensure that the site retains the qualities (architecture, colors, materials, street amenities, fencing, and landscaping) over time. 8. The proposed subdivision design and type of improvements proposed will not be detrimental to the health, safety, or welfare of the general public. SECTION 2. Recommendation of Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 15, 2005, resolved to recommend that the City Council approve Tentative Parcel Map (TPM 2004-0066) subject to the following: 1. Exhibit A: Vesting Tentative Parcel Map 2004-0066 2. Exhibit B: Conditions of Approval / Mitigation Monitoring Program. ITEM NUMBER: 2 DATE: 2-15-05 BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner , and seconded by Commissioner the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA Greg Porter Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 2 DATE: 2-15-05 Exhibit A: Vesting Tentative Parcel Map 2004-0066 U p O z !CLwk J o$ 2 W J W A ��6($��6 w 7 3 B Y S A Y 1 N Y S AM AD .a .71 ,I 0 ' I I a I;d�u I I eq i 4� Ji xooQLC N 1NIM013A30 AuNnwwo3 J N I VON 8 T 130 b n mss ITEM NUMBER: DATE: 2-15-05 Exhibit B: Conditions of Approval / Mitigation Monitoring Program Tentative Parcel Map 2004-0066 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 7392 Santa Ysabel SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer T Tentative Parcel Map Temporary Occupancy Occupancy CA: Wastewater CA: City Attorney TTM 2004-0066 FI: 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 Zone Change 2004-0090 and CUP 2004-0138. 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 Parcel Map and that the Final Map is in substantial conformance with the Tentative Map. 4. The Tract Map shall be subject to additional fees for park or recreation FM PS purposes (QUIMBY Act) as required by City Ordinance. 5. The applicant shall record CC&R's for the subdivision subject to the FM PS review and approval of the City Engineer, City Attorney, and Planning Services. The CC&R's shall identify the maintenance responsibilities of all private driveways, sewer facilities, drainage facilities, common parking areas, site lighting, landscape areas, fencing, and other common facilities. The CC&R's shall also state that all exterior colors, exterior materials, yard fencing, and site landscaping shall be consistent with the overall master plan of development. Any subsequent changes to the CC&R's, related to items required by the Master Plan of Development or this approval, shall be subject to City approval, and including those provisions outlined in Condition 12 of this section. 6. The granting of this entitlement shall apply to the property located at On going PS 7392 Santa Ysabel Avenue (APN 030-121-026) regardless of owner. 7. The subdivider shall defend, indemnify, and hold 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 subdivision. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7392 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2004-0066 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 8. 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. 9. Affordable Housing Requirement: The applicant shall either designate FM PS, CE one unit as moderate -income unit, deed -restricted for a 30 -year period or pay an in -lieu fee of 5% of the valuation of the market rate unit(s) prior to or concurrent with final map. 10. Affordable Workforce Housing FM PS, CE Prior to recordation of final map, the applicant shall enter into a legal agreement with the City to reserve '% of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; The Atascadero resident or worker restriction shall apply to the initial sale only; The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 11. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. b. A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c. Individual unit's responsibility for keeping all trash receptacles within the unit's side yard or garage. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services BP: Building Permit BS: Building Services 7392 Santa Ysabel SIP: Subdivision FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2004-0066 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy d. A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 12. The emergency services and facility maintenance costs listed below FM PS shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the Citv Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 13. All tract maintenance costs listed below shall be 100% funded by the FM PS project in perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. ■ All streets, sidewalks, roads, and sewer mains within the project. ■ All drainage facilities and detention basins. ■ All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. ■ All frontage landscaping and sidewalks along arterial streets Engineering Conditions: ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7392 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2004-0066 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 14. All public improvements shall be constructed in conformance with FM/FO PW the City of Atascadero Engineering Department Standard Specifications and Drawings and/or as directed by the City Engineer. 15. In the event that the applicant is allowed to bond for the public FM PW improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 16. An engineer's estimate of probable cost shall be submitted for FM PW review and approval by the City Engineer to determine the amount of the bond. 17. The Subdivision Improvement Agreement shall record FM PW concurrently with the Final Map. 18. An encroachment permit shall be obtained prior to the issuance of BP PW building permit. 19. A six (6) foot Public Utility Easement (PUE) shall be provided FM PW contiguous to the Sinaloa Avenue property frontage. 20. The applicant shall be responsible for the relocation and/or BP PW alteration of existing utilities. 21. The applicant shall install all new utilities (water, gas, electric, BP PW cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 22. The applicant shall monument all property corners for construction FM PW control and shall promptly replace them if disturbed. 23. The applicant shall acquire title interest in any off-site land that FM PW may be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 24. Slope easements shall be provided as needed to accommodate FM PW cut of fill slopes. 25. Drainage easements shall be provided as needed to FM PW accommodate both public and private drainage facilities. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7392 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA: City Attorney CA TTM 2004-0066 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 26. A preliminary subdivision guarantee shall be submitted for review FM PW in conjunction with the processing of the parcel map. 27. All existing and proposed utility, pipeline, open space, or other FM PW easements are to be shown on the parcel map. If there are building or other restrictions related to the easements, they shall be noted on the parcel map. The applicant shall show all access restrictions on the parcel map. 28. The final map shall be signed by the City Engineer prior to the FM PW map being placed on the agenda for City Council acceptance. 29. Prior to recording the parcel map, the applicant shall submit a map FM PW 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. 30. Prior to recording the parcel map, the applicant shall set FM PW monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 31. Prior to recording the parcel map, the applicant shall pay all FM PW outstanding plan check/inspection fees. 32. Prior to recording the parcel map, the applicant shall complete all FM PW improvements required by these conditions of approval. 33. Prior to recording the parcel map, the applicant shall have the map FM PW reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the parcel map. 34. Upon recording the final map, the applicant shall provide the City FM PW with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 35. Prior to the final inspection of any public improvements, the BP PW applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7392 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2004-0066 FI: Final inspection AMWC: Water Comp. FO: Final Occupancy compliance with the approved plans. 36. Prior to the final inspection, the applicant shall submit a written BP PW certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. City Engineer Project Conditions 37. Driveway approaches shall be constructed to current ADA FM/BP PW regulations. This includes a 4 -foot landing at the back of the driveway approach. If necessary, applicant shall supply public pedestrian easement to allow for landing. 38. Buildings shall be connected by four individual 4" sewer laterals, or FM/BP PW a single 6" sewer lateral. 39. All sewer laterals serving buildings where the finish floor is less FM/BP PW than 12 -inches above the next upstream manhole shall be fitted with a backflow prevention device. 40. A drainage report prepared by a civil engineer shall be submitted FM/BP PW for review and approval of the City Engineer, prior to building permit issuance or recordation of the final map. A detention basin shall be provided for all increased runoff in accordance with the City Municipal Code and Engineering Standards. Atascadero Mutual Water Company 41. Before the recording of the Final Map, the applicant shall BP BS 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 42. Before the start of construction on the water system BP BS improvements, the applicant shall pay all installation and connection fees required by AMWC. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure GP: Grading Permit PS: Planning Services 7392 Santa Ysabel BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer Tentative Parcel Ma Map T0: Temporary Occupancy : Wastewater CA CA: City Attorney TTM 2004-0066 FI: Final inspection AMWC: Water Comp. F0: Final Occupancy 43. Before issuance of building permits, the applicant shall BP BS obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 44. Separate water meters for domestic water service are BP BS required for each individual lot. Mitigation Measures Mitigation Measure 3.b.1: The project shall be conditioned to comply with BP BS, PS, CE 1.c.1 all applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. Section 6.3: Construction Equipment • Maintain all construction equipment in proper tune according to manufacturer's specifications. • Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (Non -taxed version suitable for use off-road). • Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. Section 6.4: Activity Management Techniques • Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. • Schedule of construction truck trips during non -peak hours to reduce peak hour emissions. • Limit the length of the construction workday period, if necessary. • Phase construction activities, if appropriate. Section 6.5: Fugitive PM10 All of the following measures shall be included on grading, demolition and building plan notes: M. Reduce the amount of the disturbed area where possible. N. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible. O. All dirt stockpile areas should be sprayed daily as needed. P. Permanent dust control measures identified in the approved project re - vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. ITEM NUMBER: DATE: 2-15-05 Conditions of Approval / Mitigation Monitoring Program 7392 Santa Ysabel Tentative Parcel Ma Map TTM 2004-0066 Timing GP: Grading Permit BP: Building Permit SIP: Subdivision Improvement Plans FM: Final Map T0: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer : Wastewater CA: City Attorney CA AMWC: Water Comp. Mitigation Measure Q. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast - germinating native grass seed and watered until vegetation is established. R. All disturbed soil areas not subject to re -vegetation should be stabilized using approved chemical soil binder, jute netting, or other methods approved in advance by the APCD. S. All roadways, driveways, sidewalks, etc, to be paved should be complete as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. T. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. U. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. V. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or was off trucks and equipment leaving the site. W. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. X. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of any structure. \\Cityhall\cdvlpmnt\- ZCH - Zone Change\ZC 04\ZCH 2004-0090 7392 Santa Ysabel PD-7\ZCH 2004-0090.PC- SR. sm. doe